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CUP1999-00002I � • 120 DAYS= 9/3/99 CITY OF TIGARD �'on:munity�DeveCopment S(utping A Better Community . CITY OF TIGARD `Washington County, Oregon "AMENDED" NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number(s): CONDITIONAL USE PERMIT (CUP) 1999-00002 MINOR LAND PARTITION MLP 1999-00003 Case Name: KNOWLEDGE BEGINNINGS DAYCARE CENTER Name of Owner: Burt Grabharn Name of Applicant: Hulse Develo ment Com an , Attn: Michael Nulse Address of Applieant: PO Boz 8600 Bend, Ore on 91108 Address of Property: The ro'ect site is lorated at the southwest corner of the intersection of SW Schalls Fer Road and SW 130 Avenue. Tax Ma /Lot No.: WCTM IS133AC,Tax Lot 08000. AN AMENDED FINAI ORDER INCORPORATING THE fACTS, FINDINGS AND fONLLUSIONS APPROVING A REQUEST FOR fONDITIONAI USE APPROYAL AND MINOR LAND PARTITION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANTS PLANS, NARRATIVE, MATERIALS, fOMMENTS OF REYIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESfRIBED IN FURTHER DETAII IN TNE STAFF REPORT. TNE HEARINGS OFFICER HELD A PUBLIC HEARING ON UNEI 21. 1999, TO RECEIVE TESTIMONY REGARDING TNIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONLLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: -➢ TO CONSTRUCi A DAY[ARE FACILITY ON PROPERTY IONED R-25 (MEDIUM-HIGH DENSITY RESIDENTIAL). OTHER PROPOSED SITE IMPROYEMENTS INCLUDE ASSOfIATED OFF-STREET PARKING AND LANDSCAPING. THE APPLICANT ALSO REQUESTS LAND PARTITION APPROVAL TO DIVIDE THE EXISTING 15.5-AfRE PROPERTY INTO T1N0 (2) PARCELS. THE APPLIfANT PROPOSES TO DEVELOP THE DAY (ARE FACILITY ON THE SMALLER, 1.25-ACRE PARCEL THIS AMENDED FINAL ORDER REFLECTS REVISED COMMENTS RECEIVED FROM WASHINGTON COUNTY IN A MEMO DATED JULY 19, 1999. THE COUNTY'S REVISED COMMENTS OMIT TWO 2 ITEMS ORIGINALLY INCLUDED AS RECOMMENDED CONDITIONS OF APPROVAL. THESE TWO 2 ITEMS WERE INCORPORATED IN STAFF'S RECOMMENDATION AND, SUBSEQUENTLY, A CONDITIONS OF APPROVAL OF THE HEARINGS OFFICER'S FINAL ORDER. SINCE THE COUNTY IS NO LONGER REQUIRING COMPLIANCE WITH THOSE CONDITIONS, CONDITION OF APPROVAL #5 (PAGE 2 OF 24, JUNE 21, 1999 STAFF REPORT) WHICH REQUIRED COMPLIANCE WITH THE tOUNTY'S CONDITiONS HAS BEEN REMOVED. Zone: R-25 (Medium—High Density Residential). APPLICABLE REVIEW CRITERIA: Cammunity Development Chapters 18.330, 18.3b0, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.195 and 18.810. Aetion: --➢ ❑ Approval as Requested ❑X Approval with Canditians ❑ Denial Notiee: Notice was pu6lished in the newspaper, posted at City Hall and mailed to: ❑X Owners of record within the required distance ❑x Affected �overnmental agencies ❑X The affected fitizen Involvement Team Facilitator ❑x The applicant and awner(s) The adopted findings of fact, deasion and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard �ity Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. , Final Decision: THIS DECISION IS FINAL ON JULY 22, 1999 AND BEfOMES EFFECTIVE ON AUGUST 6, 1999 UNLESS AN APPEAL IS FILED. Ap�eal: The decision of the Review Authority is final for purposes of apPeal on the date that it is mailed. Any party with standing as Qrovided in Sedion 18390.040.G.1. may appeal this deasion 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 af the date the notice of the deasion was mailed. The appeal fee schedule and farms are available fram the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 5, 1999. Questions: I(you have any questions, please call the City af Tigard Planning Division at(503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CIT'Y OF TIGARD,OREGON Regarding an application by the Hulsey Development Co. ) A M E N D E D for a tentative plan to divide 15 acres into 21ots and for a ) F I N A L O R D E R conditional use permit for a day care center south of ) CUP 99-02 & MLP 99-03 Scholls Ferry Rd. at 130th Ave. in the City of Tigard ) (Knowledge Beginnings) I. SLTMMARY A. This final order concerns an application by Hulsey Development Co. (the "applicant") to partition a vacant, 151/2-acre block bounded by Scholls Ferry Road on the north, 130th Avenue on the east, Hawks Beard Street on the south and 135th Avenue on the west (the "site"). The applicant proposes to create two lots. Proposed Lot 1 contains about 11/a acres and is situated at the northeast corner of the block. The remainder of the block is proposed Lot 2. The proposed lots comply with dimensional requirements of the R-25 zone and do or can comply with the other applicable standards of the Tigard Community Development Code("CDC"). B. The applicant also proposes to develop a 12,368-square foot one-story, 24-foot high structure on proposed Lot 1 in which Knowledge Beginnings will operate a day care center. As proposed or conditioned, the applicant also will improve roughly 12,600 square feet of exterior play space, parking for 29 vehicles and 23 bicycles, a monument-type sign facing 130th Avenue, storm water quality and drainage facilities and walls and/or fences around the site. The day care center will operate 6 AM to 6 PM daily. The proposed day care center will or can comply with the applicable conditional use standards in the CDC. C. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dated June 21, 1999 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. One neighbor testified orally with questions and concerns. The hearings officer closed the record at the conclusion of the hearing. There is no dispute in the case. D. For the reasons provided and referenced in this final order, the hearings officer approves the tentative plan for the partition and the conditional use permit for the day care center, subject to the conditions recommended by City staff with certain changes described more herein. E. This amended final order is warranted based on amendments to certain findings and conditions of approval recommended by Washington County. II. HEARING AND RECORD A. Tigard Hearings Officer Larry Epstein (the"hearings officer") held a duly noticed public hearing on June 21, 1999 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the hearing, and an audio record of the hearing. 1. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts, bias or conflicts of interest. The hearings officer announced that he visited the site and invited witnesses to ask about and rebut his observations. 2. At the end of the hearing, the hearings officer closed the public record and announced his intention to approve the applications. B. The following testimony was offered at the hearing in relevant part. l. City planner Mark Roberts summarized the proposed development, the applicable approval standards, the Staff Report and recommended conditions of approval. 2. Scott Steel testified for the applicant. He accepted the Staff Report without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. 3. Matt Hansen, a neighbor to the south, testified with questions about impacts of traffic on 13(hh Avenue, particularly traffic speeding. Mr. Steel acknowledged the concern about traffic speeding, and opined that the use of the site for a children-related purpose may motivate drivers to be more careful in the vicinity of the site. Mr. Hansen also asked about the process to which future development of Parcel2 will be subject. C. City planner Mark Roberts conveyed the following information to the hearings officer during several telephone conversations the week of July 19, 1999. After the hearings officer issued the original final order on June 24, 1999, the applicant filed an appeal and contacted Washington County staff to discuss alleged errors in the County's recommendation for the applications. T'he hearings officer re-opens the record to allow the County to amend the data it originally provided. 1. The original data provided by the County was that Scholls Ferry Road is an A-2 Major Arterial requiring 61 feet of right of way from centerline, and that additional right of way is needed. When prompted by the applicant after the original final order was issued, the County concluded additional right of way is not needed. ' 2. The original data provided by the County also indicated the applicant is required to �le a non-access reservation along the Scholls Ferry Road frontage of the site. When prompted by the applicant after the original final order was issued, the County acknowledged that requiring such a reservation would violate the terms of a stipulated judgment to which the County was a party. T'herefore such a reservation sholuld not be required. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. At the hearing the applicant aceepted those conditions without exceptions. No one disputed the findings in the Staff Report. The hearings officer agreed with those findings, conclusions and conditions, and adopted the affirmative fmdings in the Staff Report as support for the original Final Order. B. Based on the amended data from Washington County, the hearings officer continues to agree with the findings, conclusions and conditions recommended by City and County staff, including the amendments warranted by new information since the original final order was issued (i.e., finding II.0 above). The hearings officer understands that the City staff have amended the Staff Report to acknoweldge the new information from the Hearings O�cer Amended Fina!Order MLP 99-03/CUP 99-02 (Knawledge Beginnings) page 2 County. Based on that amended Staff Report, which includes the updated recommendations of the County, the hearings officer finds certain changes in conditions of approval are warranted. 1. Condition of approval5 should be deleted, because it refers to requirements of the County that no longer exist. 2. The recommendations of the County,which were incorporated by reference into the decision, are hereby amended based on the July 19, 1999 revisions from the County. In implementing the conditions of approval, the City should not require the applicant to dedicate additional right of way for Scholls Ferry Road or to grant a non-access reservation along the Scholls Ferry Road forntage. IV. SITE VISTT The hearings officer visited the site without the company of others. V. CONCLUSION The hearings officer concludes that the partition and conditional use applications do or can comply with the relevant standards and criteria of the Tigard CDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. Therefore those applications should be approved subject to such conditions, including amendments warranted by updated information from the County. VI. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 99-03 and CUP 99-02 (Knowledge Beginnings) subject to the conditions of approval in the Staff Report as amended to reflect the updated information from the County. Condition of approval 5 is hereby deleted. DArTED is 20th day ly, 1999. Larry Epstei , City of Tig d e ngs Officer . Hearings O�cerAmended Final Order MLP 99-03/CUP 99-02 (Know[edge Beginnings) Page 3 r�� � f `QMfNDED"STAFF REPORT TO THE �� �Y � � �� HEARINGS OFFICER CITY OF TIGARD ,,� Community�Develapment FOR TNE CITY OF TIGARD,OREGON _Sra�tn8��et�rc°m"tun1� 120 DAYS = 913/99 This amended Staff Report fo the Hearings Officer reflects revised comments received from Washington County in a memo dafed July 19, 1999. The County's revised comments omit two items originally included as recommended conditions of approval. These two items were incorporated in Staff's iecommendation and, subsequently, as conditions of approval of the Hearings Officer's final order. Since the County is no longer requiring compliance wifh those conditions, Condifion of Approval#5 (page 2 of 24, June 21, 1999 Staff Report) which required compliance with fhe County's conditions has been removed. Pursuanf to TMC 18.390.080.F, Staffrecommends the Hearings Officer issue an amended decision,subject to the revised conditions of approval contained herein. �ECTION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82`�Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 � PROPOSAL: The applicant has re uested Land Partition approval to divide a 15-acre tract of land into two�2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller(1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130'� Avenue; WCTM 1 S133AC, Tax Lot 08000. COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. , �ECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subj�ct to the following recommended conditions of approval: 7l20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINA� SITE INSPECTION: {Unless otherwise noted, the staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.) THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicanYs revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Robe�ts, Planning Division. 4. The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proPosed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. STAFF CONTACT: Mark Roberts, Planning Division. 5. Deleted per revised Washington County Comments (see page 23). 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this �roject to cover the installation of sidewalk and the new driveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state wi�hin 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Eng�neer. All construction vehicle parking shalf be Provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential �ublic streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the constn.iction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 9. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 7/20/99':4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 23 10. The applicanYs public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare project. 11. The applicant's construction plans shall indicate that they will construct the following frontage improvements along SW 130 Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 12. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department {Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 13. Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. STAFF CONTACT: Mark Roberts, Planning Division. 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the aPplicant shall provide the City with as-built drawings of the public improvements as follows: 1) mXlars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with wntten confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 17. Prior to a final buildin� inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this pro�ect, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: � Parcel1: $5,445 Parcel2: $28,958 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 3 OF 23 19. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice m Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating 1) that the City has reviewed the final plat and submitted comments to fhe applicant's surveyor, and 2) that the applicant has either completed an�r public improvements associated with the �roject, or has at least obtained the necessary public improvement permit from the City to complete the work. C. Once the City and CountX have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THIS DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: The subject property is vacant and undeveloped. No previous land use actions are on file except a "wetland" parcel tag in the City's permit tracking database. The property does not appear on the City's inventory of Significant Wetlands and Streams, but comments submitted by USA indicate that a wetland area may exist in the southeast corner of the parent parcel. No development is proposed in this portion of the property. Vicinity Information: The sub�ect parcel is 15'h acres in size and occupies the block formed by SW Scholls Ferry Road, 135th Avenue, Hawks Beard Street and 130`h Avenue. Scholls Ferry Road is a County-maintained Arterial street. Southwest 135'h and SW 130th Avenue are both designated as Minor Collectors on the City's Comprehensive Plan Transportation Map. To the north of Scholls Ferry Road is the City of Beaverton. Residential zoning and residential development characterizes the vicinity, although several vacant parcels remain. The subject property is the larg est vacant property in this part of Tigard. Approximately '/4 mile to the south of the site is Summer Creek, a Minor Stream on the City's Wetlands and Riparian Corridors Map, which flows southeast to Fanno Creek. Site Information and Proposal Description: The proposal includes a land partition and development of a conditional use on a 1'/<-acre parcel. The "site" is defined differently within this one land use application. The "site" of the partition is the15'/2-acre parent �a�cel, whereas, the "site" of the proposed daycare facility is the smaller of the two partitioned parcels (1'/4 acres). For clarity, therefore, this report will refer to the p�oposed partition parcels as Parcel 1 (proposed 1'/4-acre daycare site) and Parcel 2 (14'/4-acre remainder parcel) and reserve the term "site" for the proposed site of the daycare conditional use. The applicant proposes to divide the 15.5-acre parent parcel into two and develop a daycare facility on the smaller, 1.25-acre lot. The site of the development is the northeast corner of the parent property, which is located at the intersection of SW Scholls Ferry Road and SW 130`h Avenue. A daycare facility is a conditional use in the underlying R-25 zone. The applicant has indicated in the narrative that the building could potentially be remodeled as offices. However, an office use is not permitted under current R-25 zoning. The daycare facility will be situated in a 12,368 square foot building containing 15 classroom spaces. Associated site improvements include off-street parking, bicycle parking facilities, a fenced-in lawn area with playground and a perimeter landsca�ing buffer. Overall the project will develop 66% of the site in impervious surfaces and 44/o of the site in landscapmg. 7/20/99`AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 4 OF 23 The applicant proposes to detain and treat stormwater onsite with an oversized storm water pipe and a biofiltration swale along the south boundary of the project. Streets adjacent to the development site include SW Scholls Ferry Road, and SW 130'h Avenue. Scholls Ferry Road is fully improved except for street trees, which are proposed by the applicant as part of the project. However, Washington County is requinng addifional dedication of right-of-way along the entire Property frontage on SW Scholls Ferry Road to provide a total of 61 feet from centerline where 50 feet now exists. The applicant has not proposed this dedication as part of the project, although it appears that the requirement can be accommodated without significant impacts to the daycare project as currently proposed. The site s frontage on Southwest 130 Avenue is improved except for sidewalk and street trees, which the applicant has proposed to install as part of the pro�ect. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use - Chapter 18.330: Section 18.330.010.A states that the purpose of this chapter is to Provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. In compliance with Section 18.390.050, a pre-application conference was held on November 19, 1998. An application for Site Development Review was submitted and subsequently deemed complete on May 6, 1999. Notice of a Type III Hearing was given as required by Section 18.390.050.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis of this Staff Recommendation to the Hearings Officer. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030A and sub�ect to other requ�rements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.420, Land Partition; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.730, Exce�tions to Development Standards; 18.745, Landscaping and Screening, 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.785, Signs; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elernents related to the provisions of the following chapters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Desi�n Compatibility Standards; 18.725, Environmental Performance Standards; 18.370, Variances and AdJ�ustments; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources OveFlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study• Section 18.390.040.B.2.e states that the a�plicant 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 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 appficant 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. 7/20/99':4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 50F 23 As noted under this Section, any required dedication of an interest in real property must be roughly proportional to the impacts of the proposed development. As noted above, Washington County is requiring dedication of additional ri�ht-of-way along the entire property frontage on SW Scholls Fer Road (11 feet of additional width for approximately 1,300 linear feet = 14,300 square feet� Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II (Resolution 95-61), TfFs are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 1999, the TIF for each trip that is generated by a commercial use such as a daycare facility is $51 and the trip generation rate for daycare facilities is 67 weekday trips and 6.15 weekend trips per 1,000 gross square feet. Using the TIF calculation formula, this translates to a melded trip rate of49.61. Based on these figures, the TIF per 1,000 square feet of daycare space may be approximately $2,530 ($51 x 49.61). It can, therefore, be estimated that, upon completion ofi this development, the developer will be required to pay TIFs of approximately $31,291 (12,368 s�uare feet x $2,530.11 per thousand}. Based on the estimate that total TIF fees cover 32% of the impact on ma�or street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is approximately $97,784 ($31,291 = 32%). By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated proJ ect impact of $66,493 remains ($97,784 total impact - $31,291 estimated Traffic Impact Fee). Based on previous right-of-way acquisitions (approximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (approximately 14,300 square feet) may be approximately $42,900. Therefore, the requirement for dedication of street right-of-way associated with this proposal is easily proportional to the unmitigated traffic impact of the proposed development. MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT {R-25): The R-25 zoning district is designed to accommodate existing housin� of all types and new attached single-family and multi-family housing units at a minimum lot s�ze of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses is permitted conditionally. Permitted Uses: � Table 18.510.1. lists permitted, restricted, conditional and not-permitted uses in the industrial zoning districts. The applicant is proposing to develop a daycare facility and associated on-site improvements. A daycare use may be approved conditionally in the C-P zone. Dimensional Requirements: The R-25 Zoning District standards are contained in Table 18.510.2. STANDARD , R-25* PROPOSED Minimum Lot Size 6,100 sq. ft. Approx. 54,450 sq. ft. Minimum Lot Width 50 ft. Approx. 320 ft. Minimum Setbacks - Front yard 2o ft. 40 ft. - Side facing street on corner & 20 ft. 90 ft. through lots - Side yard 10 ft. 51 ft. - Rear yard 20 ft. 28 ft. - Side of rear yard abutting more � restrictive zoning district 30 ft. 51 ft. 7/20/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 6 OF 23 . , • - Distance between property line and garage entrance 20 ft. N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage [2] 85% 66% Minimum Landscape Requirement 15% 44% * Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. [1J Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicanYs proposal with the minimum dimensional standards of the R-25 zone. RECOMMENDATION: Based on the information provided above, Staff recommends the Hearings Officer find that the applicanYs proposal meets or exceeds the dimensional standards of the R-25 zoning district. LAND PARTITION APPROVAL CRITERIA Section 18.420.050.A states that a request to partition land shall meet all of the following criteria: The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonst�ated by the analysis presented within this Staff Report and through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are available, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Imp�ovements will be reviewed as part of permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The specific dimensional requirements of the underlying zone are discussed in detail later in this report. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The R-25 zoning district does not have a minimum lot width requirement, therefore, this criterion does not apply. The lot area shall be as required by the applicabfe zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. As noted later in this report, the proposed partition satisfies the dimensional standards of the underlying R-25 zone. Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. 7/20/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 7 OF 23 • r . The subject property fronts SW 130'h Avenue, SW Scholls Ferry Road, SW 135th Avenue and SW Hawks Beard Road, all of which are public streets. The applicanYs preliminary plat indicates that both parcels will have more than 15 feet of frontage on at least one of these streets. Setbacks shall be as required by the applicable zoning district. The specific dimensional requi�ements of the underlying zone are discussed in detail later in this report for the proposed Daycare facility. No development is proposed at this time for the 14 26-acre parcel. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and offered no comments or objections to the proposed partition. Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have separate access to at least one of the four abutting public streets. Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. The requirements of this chapter are discussed in detail later in this report. The analysis provided therein demonstrates that the applicable criteria are satisfied outright or wil( be satisfied as conditioned. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain, the City shall require the dedication of sufficient open land area for greenway ad�oining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the Partition approval criteria are met outright, or will be met as conditioned. CONDITIONAL USE Section 18.330.030 contains the following general approval criteria for a Conditional Use: The site size and dimensions provide adequate area for the needs of the proposed use; 7/20/J9`i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 8 OF 23 The proposed conditionai use will be developed on a 1.25-acre parcel, rectangular in shape with dimensions of approximately 290 feet by 180 feet. The proposed 12,368 square foot facility will, occupy 23% of the site. The proposal includes adequate parking as discussed later in this report and more than double the required landscaping. The total impervious surface area of the site will be 66%. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. The site's size and shape allow for development of the site without restriction. The site slopes gently to the south and includes no significant natural features. The location of the site at the intersection of an arterial street with a minor collector and surrounded by residential zonin� and existing residential development is easily accessible and convenient to a large potential market of local residents. All required public facilities have adequate capacity to serve the proposal. All public facilities, including streets, storm and sanitary sewers and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The applicable requirements of the underlying R-25 zoning district are discussed in detail elsewhere in this report. The su�plementary requirements set forth in other chapter of this code including but not lim�ted to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the development code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a Children's Daycare: Minimum lot size shall be 5,000 square feet; The proposed development site is 1.25 acres in size and exceeds this minimum standard. Minimum setbacks shall be those of the applicable zone; The setbacks of the underlying zone are met as discussed elsewhere in this report. Height limitation shall be that of the applicable zone; . The height limitation of the underlying zone is not exceeded as discussed elsewhere in this report. State certification shall be obtained in accordance with ORS Chapter 418; and A condition of approval req�ires that the applicant submit evidence of state certification to the City prior to issuance of a certificate of occupancy. Off-street parking shall be in accordance with Chapter 18.765. The off-street parking standards are met, as discussed elsewhere in this report. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 9 OF 23 RECOMMENDATION: Based on the analysis above and elsewhere in this report, Staff recommends the Hearings Officer find that the Conditional Use approval criteria are met outright or will be met as conditioned. CONDITION: Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. Access E ress and Circulation — Cha ter 18.705: 18.705.02 .A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and e�ress. 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 applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on SW 130th Avenue. Within all attached housing (exce pt two-family dwellings) and multi-family developments, each resident�al dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; The proposal is a commercial development, therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkway does not cross vehicle access driveways or parking lots. The walkway va�ies between 5 and 8 feet in width. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkwaxs 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. Soff-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that the walkway will be surFaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; 7/20/99`i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 10 OF 23 TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs re uired 100+ 2 30' 24' curbs required or 1 50' 40' curbs re uired Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parkin� lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW 130th Avenue. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 18 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. In staff's opinion, no additional truck traffic requirements appear to be necessary for a Daycare use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The subject property and adjacent property is zoned for residential use, therefore, this criterion does not apply. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.705, Access, Egress and are satisfied. Exce tions to Develo ment Standards — Cha er 18.730: Section 18.730.040.A. provides for additiona setback from specified roadways. To ensure improved light, air, and sight distance and to protect the Public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback` distance for buildings on arterial streets is the setback distance required by the zoning district �lus the following distances measured from the centerline of the street as contained �n Table 18.730.1. Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Southwest Scholls Ferry Road is an arterial street, which requires a 50-foot building setback from right-of-way (ROW� centerline. The applicant's site plan indicates that the ROW is 50 feet wide from centerline, the building is, therefore, setback more than required by this standard. Southwest 130"' Avenue is a Minor Collector Street, although it is not listed in Table 18.730.1. The applicanYs site plan indicates that the ROW is 30 feet wide from centerline, the building is, therefore, setback more than required by this standard. 7/20/99`i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 11 OF 23 RECOMMENDATION: Based on the analysis above, Staff recommends the Hearin s Officer find that the standards of Chapter 18.730, Exceptions�o Development Standards are satisfied. Landsca in and Screenin —Cha ter 18.745: Section 18. 45.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development pro1 ects fronting on a public street, private street or a �rivate driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The sub'ect property has frontage on SW Scholls Ferry Road and SW 130`h Avenue. This proposa� includes the partitioning of the subject site from the 15-acre parent parcel. On- site trees are proposed along both frontages, which staff believes will function as street trees and are appropriately spaced. The applicant's landscape plan indicates that Sarg ent Cherry (Prunus Sargenfi� is proposed as required street trees. According to the Wesfern Garden Book, this sp ecies has an upri�ht spreading growth pattern and reaches a height of 40-50 feet. This is consistent with a larg e tree as defined under Section 18.745.040.C.2, which requires a spacing of not more than 40 feet on center. The applicants landscape plan indicates that street trees will be spaced approximately 30 feet on center. On both frontages, the applicant proposes to place the street trees on-site, rather than in the right-of-way. This is consistent with Section 18.745.040.C.1. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The applicant proposes to develop a commercial Daycare facility on a site that is zoned R- 25. All adjacent property is afso zoned for residential use (R-7, R-12 and R-25). Accordin� to the above-referenced matrices, development in commercial zoning districts (and, by inference, development of commercial uses in other zones) requires buffering and screening from adjacent residential property at the D-1, D-2 or D-3 level. Buffenng, but not screening is required where the site abuts public right-of-way. The "D" buffer standard requires a buffer 10-20 feet wide with trees, shrubs and a screen. The 20-foot buffer requires a hedge screen; the 15-foot buffer requires a fence screen and the10-foot buffer requires a masonry wafl screen. . The landscape plan indicates that a 10 to 15-foot landscaped area is proposed along the property's north and east boundaries, where public streets abut the site. Since no screening is required where right-of-way separates property, the appIicanYs proposal meets the buffering standards on these two sides. To the west and south, a 10-foot buffer is proposed. The west buffer is landscaped with groundcover and two trees. The south buffer contains a bioflitration swale at the base of a 3 to 4-foot retaining wall that will Provide stormwater treatment for the site. Also, a chain-link fence is proposed on along the inside edge of the buffer separating the lawn and play area from adjacent properties and the on-site parking area. One tree is proposed adjacent to the retaining wall. The proposal does not fully meet the buffering and screening standards, but staff believes that with several modifications required as a condition of approval, the landscape plan will satisfy the intent. The applicant should install additional shrubs and trees spaced at 20- foot on center. In the biofiltration swale, shrubs should be installed along the edge of the 7/20/99`AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 12 OF 23 swale to the extent that this does not interFere with the operation of the swale. The chain- link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Section 18.145.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: . 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; . Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; . Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and . The minimum dimension of the IandscaQe islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's landscape plan indicates that shrubs and trees will be provided around the perimeter of the parking lot. The proposed plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parkin� lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot contains 32 parking spaces, which would require 5 trees spaced evenly. The landscape plan indicates that eight perimeter trees are proposed to the north and east of the parking area and two to fhe south. The spacing of the trees is consistent with the "equal distribution" standard. However, the two trees to the south of the parking area are not directly adjacent to the parking area, they are separated by a walkway. Either these trees should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. Section 18.745.050.E.4. states that 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 applicanYs site plan indicates that a refuse collection area will be provided at the western end of the parking area. The plan indicates that this area is to be enclosed with a 5-foot 4-inch masonry wall, gated on the front side. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along.the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. 7/20/99'%1MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 13 OF 23 Mixed Solid Waste and Rec clable Stora e — Cha ter 18.7 5: Section 18.755.010.B. states that the mixe 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 sife plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum stora e area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA}�for "office" and "other" uses. The total square footage of the proposed building is 12,368 square feet. A building this size is required to provide storage of 134 square feet (10 + (10 x 12.37) = 133.7). The applicant's site plan indicates that the proposed trash enclosure will be approximately 8 feet x 15.5 feet (124 square feet). The trash enclosure should be enlarged to conform to this standard. RECOMMENDATION: Based on the above, Staff recommends the Hearings Officer find that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION: The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Cha pter 18.755, includin the screening standards of Chapter 18.745. The applican� shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parkin — Cha ter 18.765 Section 18.765.0 0 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan and floor plan indicate that the proposed building will total 12,368 square feet of gross floor area and contain 15 classrooms. Table 18.765.2 states that the minimum parkin� requirement for a daycare use is 2 spaces per classroom. Based on the size of the building, this translates to a minimum parking requirement of 30 spaces (2 x 15 = 30). The applicant's site plan indicates that 30 parking spaces are proposed. Section 18.765.030.B. states that the location of off-street parking will be as follows: . 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); . Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The site plan indicates that the furthest point of the parking area is within 115 feet of the building. Section 18.765.030.G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Ore�on Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The pro1'ect proposes 30 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". 7/20/99"AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 14 OF 23 Section 18.765.040.J. states that 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 Parkin� stall. The front three feet of the parking stall may be concrete, asphalt or ow lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: . 8.5' x 18.5' for a standard space; . 7.5' x 16.5' for a compact space; and . As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; • The width of each parking space includes a stripe, which separates each space. The applicanYs site plan indicates that parking spaces are sized according to these standards. Although 14 spaces are only 18 feet long, an overhang is permitted and there is room in the abutting landscape area to accommodate a 6-inch overhang. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parking space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisle is at least 24 feet wide, except at the western end of the parking area where it is 23.5 feet. At this location the northern Parking spaces are oriented at an approximately 75° angle to the access aisle. Table 18.765.1 permits aisle widths of 23 feet where 9-foot wide parking spaces are angled at 75°. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; The site plan indicates that a bicycle parking area will be provided approximately 70 feet from the primary building entrance. Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is sPecified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a T�rpe II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a daycare use must provide 1.5 bicycle parking spaces per classroom. The floor plan indicates that 15 classrooms will be provided. The bicycle- parking requirement is, therefore, 23 spaces (15 x 1.5 = 22.5). The site plan indicates that 11 bicycle parking spaces are proposed. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained ih Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that 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: 7/20/99"LIMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 15 OF 23 . A minimum of one loading space is required for buildings with 10,000 gross square feet or more; The applicant's site plan indicates that a loading space will be provided. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearin s Officer find that the applicable standards of Chapter 18.76�, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION: The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Si ns — Cha ter 18.780: 18.780.130. states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in heigh� and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall signs may not exceed five percent of the gross area of the wall face on which the sign is mounted; The applicant's site plan indicates that a monument sign is proposed in the no�theast corner of the site, near the Scholls Ferry Road/SW 'f30`h Avenue intersection. The proposed sign is 4'/2 feet high and has a face area of approximately 53 square feet. The sign is larger than is permitted in the R-25 zone. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.780, Signs are not fully satisfied but can be met through compliance with the condition of approval. CONDITION: The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence: wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or wh�re no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Based on a review of the site plan, which is drawn to scale, it can be determined that the clear vision area associated with the Scholls Ferry Road/SW 130'h Avenue intersection is unobstructed. The proposed monument sign is located outside the 35-foot vision clearance area. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.795, Visual Clearance Areas have been met. 7/20/99':4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 16 OF 23 Street and Utility Improvement Standards — Chapter 18 810 Streets TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four public streets: SW Scholls Ferry Road, SW 135�' Avenue, SW 130th Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a �art of the development of either parcel, st�eet trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. Washington County is requiring additional right-of-way dedication to provide 61 feet from centerline where 50 feet now exists. SW 135`h Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 130`h Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, partial street improvements to include the street trees and sidewalk will be necessary. SW Hawksbeard Street This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is develoPed, the north half of this street will be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130`h Avenue, and SW 130`h Avenue at the proposed site driveway into Parcel 1 �Knowledge Beginnings). The study found that this development would generate approximately 956 new daily trips to the roadway system. During the AM Peak Hour, 153 tnps are expected, however 115 of those trips are considered "pass by" trips, which means these are tnps alread y on the roadwa y s ystem, but will sto p at this facilit y on the wa y b y. . Durin g the PM Peak Hour, 159 trips are�expected, with 119 of those considered pass by trips. The study indicates that with the additional trips, the Scholls Ferry Road/130`h Avenue intersection will operate at Level of Service (LOS) B or better, and the 130'h Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional offsite transportation improvements are warranted as a result of the development on Parcel 1. Water There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 17 OF 23 Sanitary Sewer There is an existing 8-inch public sanitar�r sewer line located in SW 130`h Avenue that is available to serve this site. The applicant s plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. Storm Drainage There is an existing storm drainage line in SW 130'h Avenue that is available for this site. The applicanYs plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 �lan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the apnlicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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 applicant's plan indicates that they will provide an onsite biofiltration swale to treat the storm water. Tf�e preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the pro�ect and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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 underg rounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further broken down as follows: Parcel 1: 198 lineal feet Parcel 2: 1,053 lineal feet. The resulting fees for both parcels would, therefore, be: Parcel 1: $ 5,445 Parcel2: $28,958 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). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City pnor to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30. 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWIEDGE BEGININGS PAGE 18 OF 23 ADDITIONAL SITE DEV��OPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: • Located to preserve existing trees, to�ography 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. The site of the proposed development includes no significant natural features. There is one existing tree that will be preserved. The natural topography slopes gently to the south and this natural drainage pattern will be preserved. The proposed building will be oriented so that the outdoor play area is to the south, where it will receive maximum solar exposure. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent �ossible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As noted above, there is one existing trees on the site that will be preserved. Exterior elevations: Section 18.360.090.A.3.a. states that along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet. The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that 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: The proposal involves a commercial daycare use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this report. Section 18.360.090.A.4.b. states that 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 s�stems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: . What needs to be screened; . The direction from which it is needed; . How dense the scre`en needs to be; . Whether the viewer is stationary or mobile; and . Whether the screening needs to be year around. The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that 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; 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOVY�EDGE BEGININGS PAGE 19 OF 23 The proposal is a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be desi�ned for the exclusive use of ind�vidual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-famil� use: Section 18.360.090.A.7.a. states that 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. The proposal is for a commercial daycare use. This section related to residential development only and, therefore, is not applicable. Section 18.360.090.A.8. states that 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 o�en land area for greenway ad�oining 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be desi�ned 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 Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: . A deck, patio, low wall, hedge, or draping vine; . A trellis or arbor; . A change in elevation or grade; . A change in the texture of the path material; • Sign; or . Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkWay approach to the building entrance provides a clear corridor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that all four building elevations are provided with a number of windows. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 7/20199`AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 20 OF 23 Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heav� 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 applicanYs site plan indicates that two double-fixture light poles are proposed for the parking area. The Tigard Police Department reviews lighting plans and provides comments on development proposals. No comments or ob�ections were received regarding this project. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1� & (2) state that the requirements for transit facilities shall be based on the following: . The location of other transit facilities in the area; and . The size and type of the proposal. Southwest Scholls Ferry Road is served by Tri-Met and there are several bus stops in the vicinity. The closest is at the intersection of Scholls Ferry Road and SW 130`h Avenue. Tri-Met had the opportunity to review this proposal and did not recommend any additional transit-related improvements in conjunction with this project. Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: . 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 . A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 44% of the site in landscaping. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified bx other sections or this title, e.g., Planned 6evelopments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the approval criteria of Chapter 18.360, Site Development Review are satisfied outright or can be met as conditioned. 7/20/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 21 OF 23 � , SECTION V. OTHER STAFF COMMENTS The City Building Division has had the opportunity to review the proposal and has offered the following comments: • Retaining wall exceeding 4 feet requires engineering and permit • Gates required in the 6-foot fence to provide fire fighter access � Provide fire truck access to within 150 feet of all exterior walls • A manual fire alarm system is required • An automatic fire sprinkler system is required • Connect roof drains to storm system • Provide a FDC (Fire Department Connection) within 70 feet of a fire hydrant • Locate a fire hydrant within 250 feet of all exterior walls • Submit a fire flow work sheet • Provide a hydrant flow test for each fire hydrant The City Water District has had the opportunity to review the proposal and has offered the following comments: • As indicated on the plans a proposed fire sprinkler system is requested for the building. The DDCV assembly shall be located on private property at the right-of-way. Minimum of double check valve assembly to be located directly behind the water meter (prope�ty line protection). The City Police Department has had the opportunity to review the proposal and has offered no comments or objections: SECTION VI. AGENCY COMMENTS Unified Sewera�e Agency (USA) had the opportunity to review the proposal and has offered the following commenfs: SANITARY SEWER: Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Uni�ed Sewerage Agency's Construction Design Standards, July 1996 edition.) Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the*volume dunng a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer to provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel). Developer must preserve a 25-fot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. EROSION CONTROL A Joint 1200-C erosion control permit is required, when the parent parcel develops. 7/20/99"AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 22 OF 23 Sfaff Commenf: If a Sensitive Area exists in the southeast corner of fhe parent parcel, preservation requirements wi!! be assessed when a development proposal is submitted at fhe City for review. Washington County.Department of Land Use and Transportation has reviewed this development application and submits the following revised comments (Memo dated July 19, 1999) and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right {o requi�e further review and to apply additional conditions if future plan revis�ons propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a pro�ect and existing traffic fevels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional requirements may be identi�ied as a result of the Traffic AnalysYs review. CONDITIONS OF APPROVAL— "REVISED" 1. COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations are subject to the discretion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Daycare Center). As previously stated, a copy of the applicanYs traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Staff Comments: The revised Washington County comments no longer require compliance with conditions of approval. Condition #5 of the orrg�na! Staff recommendation has been deleted to reflect the County's revised comments. The City of Beaverton, Beaverton School District, Tigard/Tualatin School District, Tri-Met, GTE and NW Natural Gas were given the opportunity to review this proposal and submitted no comments•or objections. July 20. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner i:\curpinUnjr�cup\cup99-02.revised.rpt 7/20/J9`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 23 OF 23 1 - 120 DAYS= 9/3/99 CITY OF TIGARD Community�DeveCopment ShapingA Better Community CITY OF TIGARD �Nashington County, Oregon NOTICE OF FINAL ORDER BY TNE HEARINGS OFFICER Case Number(s): CONDITIONAL USE PERMIT (CUP) 1999-00002 MINOR LAND PARTITION (MLP) 1999-00003 - Case Name(s): KNOWLEDGE BEGINNINGS DAYCARE CENTER Name of Owner(s): Burt Grabhorn Name of Applicant: Hulsey Development Company, Attn: Michael Hulsey Address of Applicant: PO Box 8600 Bend, Oregon 97708 Address of Property: The project site is located at the southwest corner of the intersection of SW Scholls Ferry Road and SW 130th Avenue. Tax Map(s)/Lot No(s).: WCTM 1 S133AC, Tax Lot 08000. A FlNAL ORDER INCORPORATIN6 THE FACTS, FlNDINGS AND CONCLUSIONS APPROVIN6 A REQUEST FOR COHDITIONAL USE PERMIT APPROVAL TO CONSTRUCT A DAY CARE FACILITY ON PROPERTY tONED R-Z5[MEOIUM-HIGH DENSITY RESIDENTIAU. OTNER PROPOSED SITE IMPROVEMENTS INCLUDE ASSOCIATE� OfftiSTREET PARNIN6 AND LANDSCAPING. THE APPLICANT ALSO REQUESTS LAHD PARTITION APPROYAL TO OIVIDE THE E)(ISTIN615.5-ACRE PROPERTY INTO iW0[21 PARCELS. THE APPLICANT PROPOSES TO DEVELOP TNE OAY CARE fACILITY ON THE SMALLER,1.25-ACRE PARCEL TNE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANTS PLAHS, NARRATIYE, MATERIALS, COMMENTS OF REVIEWING A6ENCIES, THE PLANNING DIYISION'S STAfF REPORT AND RECOMMEN�ATIONS fOR TNE APPLICATION DESCRIBED IN fURTHER DETAII IR TNE STAFF REPORL TNE HEIIRINGS OFFICER NELD A PUBLIC HEARIN6 ON IUHE 21,1999,TO RECEIYE TESTIMONY REGAROING THIS APPLICATION. TNIS DECISION HAS BEEN BASED ON TNE FACTS,FINDIN6S AND CONCLUSIONS CONTAINED WITNIN THIS FINAL ORUER. ZOne: R-25 (Medium-High Densiry Residential). APPLICABLE REVIEW CRITERIA: Community Development Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ACti011: -➢ Q Approval as Requested 0 Approval with Conditions ❑ Denial NOt�CC: Notice was published in the newspaper, posted at City Hall and mailed to: � Owners of record within the required distance 0 Affected governmental agencies � The affected Citizen Involvement Team Facilitator O The applicant and owner(s) The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Final Decision: THIS DEfISION IS FINAL ON JULY 6, I 999 AND BECOMES EFFECTIVE ON JULY 21, 1999 UNLESS AN APPEAL IS FILED. eal: The decision of the Review Authority 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 �led 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. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JULY 20, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division at(503)639-4171. � RECEIVED PLANNING JUN 2 8 1999 BEFORE T'HE LAND USE HEARINGS OFFICER CITY OF TIGARp FOR THE CITY OF TIGARD, OREGON Regarding an application by the Hulsey Development Co. ) F I N A L O R D E R for a tentative plan to divide 15 acres into 21ots and for a ) CUP 99-02 . conditional use permit for a day care center south of ) MLP 99-03 Scholls Ferry Rd. at 130th Ave. in the City of Tigard ) (Knowledge Beginnings) I. SLTMMARY A. This final order concerns an application by Hulsey Development Co. (the "applicant") to partition a vacant, 151/2-acre block bounded by Scholls Ferry Road on the north, 130th Avenue on the east, Hawks Beard Street on the south and 135th Avenue on the west (the"site"). The applicant proposes to create two lots. Proposed Lot 1 contains about 11/a acres and is situated at the northeast corner of the block. The remainder of the block is proposed Lot 2. The proposed lots comply with dimensional requirements of the R-25 zone and do or can comply with the other applicable standards of the Tigard Community Development Code("CDC"). B. The applicant also proposes to develop a 12,3b8-square foot one-story, 24-foot high structure on proposed Lot 1 in which Knowledge Beginnings will operate a day care center. As proposed or conditioned, the applicant also will improve roughly 12,600 square feet of exterior play space, parking for 29 vehicles and 23 bicycles, a monument-type sign facing 130th Avenue, storm water quality and drainage facilities and walls and/or fences around the site. T'he day care center will operate 6 AM to 6 PM daily. The proposed day care center will or can comply with the applicable conditional use standards in the CDC. C. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dated June 21, 1999 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. One neighbor testified orally with questions and concerns. The hearings officer closed the record at the conclusion of the hearing. There is no dispute in the case. D. For the reasons provided and referenced in this final order, the hearings officer approves the tentative plan for the partition and the conditional use permit for the day care center, subject to the conditions recommended by City staff with certain changes described more herein. II. HEARING AND RECORD A. Tigard Hearings Officer Larry Epstein (the"hearings officer"} held a duly noticed public hearing on June 21, 1999 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the hearing, and an audio record of the hearing. 1. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter,including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts, bias or conflicts of interest. The hearings officer announced that he visited the site and invited witnesses to ask about and rebut his observations. 2. At the end of the hearing, the hearings officer closed the public record and announced his intention to approve the applications. B. The following testimony was offered at the hearing in relevant part. 1. City planner Mark Roberts summarized the proposed development, the applicable approval standards, the Staff Report and recommended conditions of approval. 2. Scott Steel testified for the applicant. Hc accepted the Staff Report without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. 3. Matt Hansen, a neighbor to the south, testified with questions about impacts of traffic on 130th Avenue, particularly traffic speeding. Mr. Steel acknowledged the concern about traffic speeding, and opined that the use of the site for a children-related purpose may motivate drivers to be more careful in the vicinity of the site. Mr. Hansen also asked about the process to which future development of Parcel 2 will be subject. III. DISCUSSION City staff recommended approval of�.he applica�ion based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. The. applicant accepted those conditions without exceptions. No one disputed the findings in the Staff Report. The hearings officer agrees with those findings,conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order. IV. SITE VISTT The hearings officer visited the site without the company of others. V. CONCLUSION The hearings officer concludes that the partition and conditional use applications do or can comply with the relevant standards and criteria of the Tigard CDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. Therefore those applications should be approved subject to such conditions. VI. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 99-03 and CUP 99-02 (Knowledge Beginnings) subject to the conditions of approval in the Staff Report. D 'f'ED this 24th day June, 1999. La ps n City of Ti rings Officer Hearings O�cer Final Order MLP 99-03/CUP 99-02 (Knowledge Beginnings) Page 2 � Agenda Item: 2.2 Hearing Date: June 21. 1999 Time: 7:00 PM �� . . STAFF REPORT TO TNE HEARING'S OFFICER CITY OF TIGARD Community�Devefapment FOR THE CITY OFTIGARD,OREGON ShapingABetterCommunity 120 DAYS = 9/3/99 ��TION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82"d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 PROPOSAL: The applicant has requested Land Partition approval to divide a 15-acre tract of land into two (2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller (1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130`h Avenue; WCTM 1S133AC, Tax Lot 08000. COMPREHENSIVE P LAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 199�00002—KNOWLEDGE BEGININGS PAGE 1 OF 24 CONDITIONS OF APPROVAL � THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL SITE INSPECTION: (Unless otherwise noted, the staff contact shail be BRIAN RAGER, Engineering Department 503-639-4979.) THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The lan shall conform to the applicable design and location standards of Chapter 1�755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable desi�n and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicanYs revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in comPliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Roberts, Planning Division. 4. The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.7$0 for the R-25 zone. STAFF CONTACT: Mark Roberts, Planning Division. 5. The applicant shall comply with the required Conditions of approval of Washington County incorporated herein under Agency Comments (p.23). STAFF CONTACT: Mark Roberts, Planning Division. 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this project to cover the installation of sidewalk and the new driveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state wi�hin 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shalf be rovided on- site. No construction vehicles or equipment will be permitted to park on �he adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor mvolved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 24 � 9. Prior to issuance of the site and/or building permit, ine applicant shall pay an addressing fee in the amount of$30. 10. The applicanYs public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare pro�ect. 11. The applicant's construction plans shall indicate that they will construct the following frontage improvements along SW 130`h Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 12. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 13. Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. STAFF CONTACT: Mark Roberts, Planning Division. 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) m�rlars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the desi�n engineer responsible for the design and specifications of the private water qua ity facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Pr�or to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with wntten confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 17. Prior to a final building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: Parcel1: $5,445 Parcel2: $28,958 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: 6l21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 3 OF 24 19. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTE: Washington County will not be�in their review of the final plat until they receive a letter from the City Engineering Depa�tment indicating 1) that the City has reviewed the final plat and submitted comments to fhe applicant's surveyor, and 2) that the applicant has either completed an�r public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. C. Once the City and CountX have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THIS DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: The subject property is vacant and undeveloped. No previous land use actions are on file except a "wetland" parcel tag in the City's permit tracking database. The property does not appear on the City's inventory of Significant Wetlands and Streams, but comments submitted by USA indicate that a wetland area may exist in the southeast corner of the parent parcel. No development is proposed in this portion of the property. Vicinit�lnformation: The sub�ect parcel is 15'/2 acres in size and occupies the block formed by SW Scholls Ferry Road, 135'h Avenue, Hawks Beard Street and 130`h Avenue. Scholls Ferry Road is a County-maintained A�terial street. Southwest 135'h and SW 130`h Avenue are both designated as Minor Collectors on the City's Comprehensive Plan Transportation Map. To the north of Scholls Ferry Road is the City of Beaverton. Residential zoning and residential development characterizes the vicinity, although several vacant parcels remain. The subject property is the larg est vacant property in this part of Tigard. Approximately '/4 mile to the south of the site is Summer Creek, a Minor Stream on the City's Wetlands and Riparian Corridors Map, which flows southeast to Fanno Creek. Site Information and Proposal Description: The proposal includes a land partition and development of a conditional use on a 1'/4-acre parcel. The "site" is defined differently within this one land use application. The "site" of the partition is the15'/2-acre parent parcel, whereas, the "site" of the proposed daycare facility is the smaller of the two partitioned parcels (1'/< acres). For clarity, therefore, this report will refer to the proposed partition parcels as Parcel 1 (proposed 1'/-acre daycare site) and Parcel 2 (14'/4-acre remainder parcel) and reserve the term "site" for the proposed site of the daycare conditional use. The applicant proposes to divide the 15.5-acre parent parcel into two and develop a daycare facility on the smaller, 1.25-acre lot. The site of the development is the northeast corner of the parent property, which is located at the intersection of SW Scholls Ferry Road and SW 130`h Avenue. A daycare facility is a conditional use in the underlying R-25 zone. The applicant has indicated in the narrative that the building could potentially be remodeled as offices. However, an office use is not permitted under current R-25 zoning. The daycare facility will be situated in a 12,368 square foot building containing 15 classroom spaces. Associated site improvements include off-street parking, bicycle parking facilities, a fenced-in lawn area with playground and a perimeter landsca�ing buffer. Overall the project will develop 66% of the site in impervious surfaces and 44/o of the site in landscaping. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-�0002-KNOWLEDGE BEGININGS PAGE 4 OF 24 The applicant proposes to detain and treat stormwater onsite with an oversized storm water pipe and a biofiltration swale along the south boundary of the project. Streets adJ'acent to the development site include SW Scholls Ferry Road and SW 130`h Avenue. Scholls Ferry Road is fully improved except for street trees, which are proposed by the applicant as part of the project. However, Washington County is requiring addifional dedication of right-of-way along the entire property frontage on SW Scholls Ferry Road to provide a total of 61 feet from centerline where 50 feet now exists. The applicant has not proposed this dedication as part of the project, although it appears that the requirement can be accommodated without significant impacts to the daycare project as currently proposed. The site s frontage on Southwest 130 Avenue is improved except for sidewalk and street trees, which the applicant has proposed to install as part of the pro�ect. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use - Chapter 18.330: Section 18.330.010.A states that the purpose of this chapter is to Provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of aPproval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. In compliance with Section 18.390.050, a pre-application conference was held on November 19, 1998. An application for Site Development Review was submitted and subsequently deemed complete on May 6, 1999. Notice of a Type III Hearing was given as required by Section 18.390.050.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis of this Staff Recommendation to the Hearings Officer. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, usin� approval criteria contained in Section 18.330.030A and sub�ect to other requirements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.420, Land Partition; 18.520, Commercial Zoning Districts; 18.705, Access, Eg�ess and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening, 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.785, 5igns; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elements related to the provisions of the following chaPters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Desi�n Compatibility Standards; 18.725, Environmental Performance Standards; 18.370, Variances and Ad1'ustments; 18.�40, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study• Section 18.390.040.B.2.e states that the applicant shall provide an impact study to quantify the effect of development on pubtic facilities and services. 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 rec�uires the dedication of real property interests, the app�icant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 5 OF 24 that the real property dedication is not roughly proportional to the projected impacts of the development. As noted under this Section, any required dedication of an interest in real property must be roughly proportional to the impacts of the proposed development. �4s noted above, Washington County is requiring dedication of additional ri�ht-of-way along the entire prope�ty frontage on SW Scholls Fer Road (11 feet of additional width for approximately 1,300 linear feet = 14,300 square feert�. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of develoPment. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II (Resolution 95-61), TIFs are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 1999, the TIF for each trip that is generated by a commercial use such as a daycare facility is $51 and the triP generation rate for daycare facilities is 67 weekday trips and 6.15 weekend trips per 1,000 gross square feet. Using the TIF calculation formula, this translates to a melded trip rate of 49.61. Based on these figures, the TIF per 1,000 square feet of daycare space may be approximately $2,530 ($51 x 49.61). It can, therefore, be estimated that, upon completion of this development, the developer will be required to pay TIFs of approximately $31,291 (12,368 square feet x $2,530.11 per thousand). Based on the estimate that total TIF fees cover 32% of the impact on ma�or street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is approximately $97,784 ($31,291 = 32%). By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated proJ ect impact of $66,493 remains ($97,784 total impact - $31,291 estimated Traffic Impact Fee). Based on previous right-of-way acquisitions (aPproximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (approximately 14,300 square feet) may be approximately $42,900. Therefore, the requirement for dedication of street right-of-way associated with this proposal is easily proportional to the unmitigated traffic impact of the proposed development. MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT (R-25): The R-25 zoning district is designed to accommodate existing housin� of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses is permitted conditionally. Permitted Uses: Table 18.510.1. lists permitted, restricted, conditional and not-permitted uses in the industrial zoning districts. The applicant is proposing to develop a daycare facility and associated on-site improvements. A daycare use may be approved conditionally in the C-P zone. Dimensional Requirements: The R-25 Zoning District standards are contained in Table 18.510.2. STANDARD R-25* PROPOSED Minimum Lot Size 6,100 sq. ft. Approx. 54,450 sq. ft. Minimum Lot Width 50 ft. Approx. 320 ft. Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & 20 ft. 90 ft. through lots - Side yard 10 ft. 51 ft. - Rear yard 20 ft. 28 ft. - Side of rear ard abuttin more 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 6 OF 24 � restrictive zoning district 30 ft. 51 ft. - Distance between property line and garage entrance 2�ft. N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage [2] $5% 66°/a Minimum Landscape Requirement 15% 44% ` Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. [1] Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicanYs proposal with the minimum dimensional standards of the R-25 zone. RECOMMENDATION: Based on the information provided above, Staff recommends the Hearings Officer find that the applicant's proposal meets or exceeds the dimensional standards of the R-25 zoning district. LAND PARTITION APPROVAL CRITERIA Section 18.420.050.A states that a request to partition land shall meet all of the following criteria: The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated by the analysis presented within this Staff Report and through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are available, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The specific dimensional requirements of the underlying zone are discussed in detail later in this report. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The R-25 zoning district does not have a minimum lot width requirement, therefore, this criterion does not apply. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. As noted later in this report, the proposed partition satisfies the dimensional standards of the underlying R-25 zone. Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 7 OF 24 The subJ'ect property fronts SW 130�h Avenue, SW Scholls Ferry Road, SW 135`h Avenue and SW Hawks Beard Road, all of which are public streets. The applicant's preliminary plat indicates that both parcels will have more than 15 feet of frontage on at least one of these streets. Setbacks shall be as required by the applicable zoning district. The specific dimensional requirements of the underlying zone are discussed in detail later in this report for the proposed Daycare facility. No development is proposed at this time for the 14.26-acre parcel. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and offered no comments or objections to the proposed partition. Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have separate access to at least one of the four abutting public streets. Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. The requirements of this chapter are discussed in detail later in this report. The analysis provided therein demonstrates that the applicable criteria are satisfied outright or will be satisfied as conditioned. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain, the City shall require 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Heanngs Officer find that the Partition approval criteria are met outright, or will be met as conditioned. CONDITIONAL USE Section 18.330.030 contains the following general approval criteria for a Conditional Use: The site size and dimensions provide adequate area for the needs of the proposed use; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 8 OF 24 The proposed conditional use will be developed on a 1.25-acre parcel, rectan ular in shape with dimensions of approximately 290 feet by 180 feet. The proposed 12,3�8 square foot facility will occupy 23% of the site. The proposal includes adequate parking as discussed later in this report and more than double the required landscaping. The total impervious surface area of the site will be 66%. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. The site's size and shape allow for development of the site without restriction. The site slopes gently to the south and includes no significant natural features. The location of the site at the intersection of an arterial street with a minor collector and surrounded by residential zoning and existing residential development is easily accessible and convenient to a large potential market of local residents. All required public facilities have adequate capacity to serve the proposal. All public facilities, including streets, storm and sanitary sewers and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The applicable requirements of the underlying R-25 zoning district are discussed in detail elsewhere in this report. The supplementary requirements set forth in other chapter of this code including but not limited to Chapter '18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the development code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a Children's Daycare: Minimum lot size shall be 5,000 square feet; The proposed development site is 1.25 acres in size and exceeds this minimum standard. Minimum setbacks shall be those of the applicable zone; The setbacks of the underlying zone are met as discussed elsewhere in this report. Height limitation shall be that of the applicable zone; The height limitation of the underlying zone is not exceeded as discussed elsewhere in this report. State certification shall be obtained in accordance with ORS Chapter 418; and A condition of approval requires that the applicant submit evidence of state certification to the City prior to issuance of a certificate of occupancy. Off-street parking shall be in accordance with Chapter 18.765. The off-street parking standards are met, as discussed elsewhere in this report. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 9 OF 24 RECOMMENDATION: Based on the analysis above and elsewhere in this report, Staff recommends the Hearings Officer find that the Conditional Use approval criteria are met outright or will be met as conditioned. CONDITION: Prior to issuance of a ce�tificate of occupancy, the applicant shall submit evidence of state certification. Access E ress and Circulation — Cha ter 18.705: 18.705.02 .A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on SW 130`h Avenue. Within all attached housin� (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; The proposal is a commercial development, therefore, this standard does not apply. 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 fi-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian c�ossings 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 shatl be in compliance with ADA standards; The site plan demonstrates that the proposed walkway does not cross vehicle access driveways or parking lots. The walkway varies between 5 and 8 feet in width. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkwaxs shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 10 OF 24 � TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs re uired 100+ 2 30' 24' curbs required or 1 50' 40' curbs re uired Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parkin� lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW 130`h Avenue. Vehicular access shall be Provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 18 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. In staff's opinion, no additional truck traffic requirements appear to be necessary for a Daycare use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The subject property and adjacent property is zoned for residential use, therefore, this criterion does not apply. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.705, Access, Egress and are satisfied. Exce tions to Develo ment Standards — Cha ter 18.730: Section 18.730.040.A. provides for additiona setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus }he following distances measured from the centerline of the street as contained in Table 18.730.1. Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Southwest Scholls Ferry Road is an arterial street, which requires a 50-foot building setback from right-of-way (ROW� centerline. The applicant's site plan indicates that the ROW is 50 feet wide from centerline, the building is, therefore, setback more than required by this standard. Southwest 130'h Avenue is a Minor Collector Street, although it is not listed in Table 18.730.1. The applicanYs site plan indicates that the ROW is 30 feet wide from centerline, the building is, therefore, setback more than required by this standard. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 11 OF 24 RECOMMENDATION: Based on the analysis above, Staff recommends the Hearin s " Officer find that the standards of Chapter 18.730, Exceptions�o Development Standards are satisfied. Landsca in and Screenin — Cha ter 18.745: Section 18. 45.020.A. states that the provisions of this chapter shall apply to all develo ment including the construction of new structures, remodeling of existin structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development pro ects fronting on a public street, private street or a �rivate driveway more than 1�0 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The subJ'ect property has frontage on SW Scholls Ferry Road and SW 130'h Avenue. This proposal includes the partitioning of the subject site from the 15-acre parent parcel. On- site trees are proposed along both frontages, which staff believes will function as street trees and are appropriately spaced. The applicant's landscape plan indicates that Sarg ent Cherry (Prunus Sargentr� is proposed as required street trees. According to the Western Garden Book, this species . has an upri�ht spreading growth pattern and reaches a height of 40-50 feet. This is consistent with a larg e tree as defined under Section 18.745.040.C.2, which requires a spacing of not more than 40 feet on center. The applicants landscape plan indicates that street trees will be spaced approximately 30 feet on center. On both frontages, the applicant proposes to place the street trees on-site, rather than in the right-of-way. This is consistent with Section 18.745.040.C.1. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on ad�acent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The ap�licant proposes to develop a commercial Daycare facility on a site that is zoned R- 25. All adjacent property is also zoned for residential use (R-7, R-12 and R-25). According to the above-referenced matrices, development in commercial zoning districts (and, by inference, development of commercial uses in other zones) requires buffenng and screening from adjacent residential property at the D-1, D-2 or D-3 level. Buffering, but not screening is required where the site abuts public right-of-way. The "D" buffer standard requires a buffer 10-20 feet wide with trees, shrubs and a screen. The 20-foot buffer requires a hedge screen; the 15-foot buffer requires a fence screen and the10-foot buffer requires a masonry wall screen. The landscape plan indicates that a 10 to 15-foot landscaped area is proposed along the property's north and east boundaries, where public streets abut the site. Since no screening is required where right-of-way separates property, the applicant's proposal meets the buffering standards on these two sides. To the west and south, a 10-foot buffer is proposed. The west buffer is landscaped with groundcover and two trees. The south bu�fer contains a bioflitration swale at the base of a 3 to 4-foot retaining wall that will provide stormwater treatment for the site. Also, a chain-link fence is proposed on along the inside edge of the buffer separating the lawn and play area from adjacent properties and the on-site parking area. One tree is proposed adjacent to the retaining wall. The proposal does not fully meet the buffering and screening standards, but staff believes that with several modifications required as a condition of approval, the landscape plan will satisfy the intent. The applicant should install additional shrubs and trees spaced at 20- foot on center. In the biofiltration swale, shrubs should be installed along the edge of the 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 12 OF 24 � swale to the extent that this does not interfere with the operation of the swale. The chain- link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: . Landsca�ed parking areas shall include special design features which effective y screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; . Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; . Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; . Trees shall be planted in IandscaJ�ed 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 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. The applicanYs landscape plan indicates that shrubs and trees will be provided around the perimeter of the parking lot. The proposed plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parkin� lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot contains 32 parking spaces, which would require 5 trees spaced evenly. The landscape plan indicates that eight perimeter trees are proposed to the north and east of the parking area and two to the south. The spacing of the trees is consistent with the "equal distribution" standard. However, the fwo trees to the south of the parking area are not directly adjacent to the parking area, they are separated by a walkway. Either these trees should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be provided at the western end of the parking area. The plan indicates that this area is to be enclosed with a � 5-foot 4-inch masonry wall, gated on the front side. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 13 OF 24 Mixed Solid Waste and Rec clable Stora e — Cha ter 18.7 5: Section 18.755.010.B. states that the mixe 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 sife plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum stora e area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA�for "office" and "other" uses. The total square footage of the proposed building is 12,368 square feet. A building this size is required to provide storage of 134 square feet (10 + (10 x 12.37) = 133.7). The applicant's site plan indicates that the proposed .trash enclosure will be approximately 8 feet x 15.5 feet (124 square feet). The trash enclosure should be enlarged to conform to this standard. RECOMMENDATION: Based on the above, Staff recommends the Hearings Officer find that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION: The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parkin — Cha ter 18.765 Section 18.765.0 0 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan and floor plan indicate that the proposed building will total 12,368 square feet of gross floor area and contain 15 classrooms. Table 18.765.2 states that the minimum parkin� re�uirement for a daycare use is 2 spaces per classroom. Based on the size of the building, this translates to a minimum parking requirement of 30 spaces (2 x 15 = 30). The applicant's site plan indicates that 30 parking spaces are proposed. Section 18.765.030.B. states that the location of off-street parking will be as follows: . 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); . Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The site plan indicates that the furthest point of the parking area is within 115 feet of the building. Section 18.765.030.G. states that all parking areas shall be �rovided with the required number of parking spaces for disabled persons as s pecified by the State of Ore�on Uniform Building Code and federal standards. SucF� parking spaces shall be sized, signed and marked as required by these regulations. State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The pro1'ect proposes 30 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be �rovided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 14 OF 24 ��. � . � Section 18.765.040.J. states that 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 Parkin� stall. The front three feet of the parking stall may be concrete, asphalt or ow lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: . 8.5' x 18.5' for a standard space; . 7.5' x 16.5' for a compact space; and . As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; • The width of each parking space includes a stripe, which separates each space. The applicant's site plan indicates that parking spaces are sized according to these standards. Although 14 spaces are only 18 feet long, an overhang is permitted and there is room in the abutting landscape area fo accommodate a 6-inch overhang. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parking space dimensional standards will be confirmed and approved at the time of building permi�s. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisle is at least 24 feet wide, except at the western end of the parking area where it is 23.5 feet. At this location the northern parkin spaces are oriented at an approximately 75° angle to the access aisle. Table 18.765.� permits aisle widths of 23 feet where 9-foot wide parking spaces are angled at 75°. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shalf be provided at locations within 50 feet of primary entrances to structures; The site plan indicates that a bicycle parking area will be provided approximately 70 feet from the pnmary building entrance. Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parkin� requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a T�pe II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a daycare use must provide 1.5 bicycle parking spaces per classroom. The floor plan indicates that 15 classrooms will be provided. The bicycle- parking requirement is, therefore, 23 spaces (15 x 1.5 = 22.5). The site plan indicates that 11 bicycle parking spaces are proposed. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that 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: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-04002-KNOWLEDGE BEGININGS PAGE 15 OF 24 . A minimum of one loading space is required for buildings with 10,000 gross square feet or more; The applicanYs site plan indicates that a loading space will be provided. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION: The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Si ns — Cha ter 18.780: 18.780.130. states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall si�ns may not exceed five percent of the gross area of the wall face on which the sign is mounted; The applicanYs site plan indicates that a monument sign is proposed in the northeast corner of the site, near the Scholls Ferry Road/SW 130th Avenue intersection. The proposed sign is 4'/2 feet high and has a face area of approximately 53 square feet. The sign is larger than is permitted in the R-25 zone. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.780, Signs are not fully satisfied but can be met through compliance with the condition of approval. CONDITION: The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construct�on of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Based on a review of the site plan, which is drawn to scale, it can be determined that the clear vision area associated with the Scholls Ferry Road/SW 130th Avenue intersection is unobstructed. The proposed monument sign is located outside the 35-foot vision clearance area. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings O�cer find that the standards of Chapter 18.795, Visual Clearance Areas have been met. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 16 OF 24 ' Street and Utility Improvement Standards — Chapter 18.810 Streets TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four Public streets: SW Scholls Ferry Road, SW 135`n Avenue, SW 130th Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a part of the development of either parcel, street trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. Washington County is requiring additional right-of-way dedication to provide 61 feet from centerline where 50 feet now exists. SW 135t'' Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 130�h Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, partial street improvements to include the street trees and sidewalk will be necessary. SW Hawksbeard Street This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is developed, the north half of this street wi(I be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130�' Avenue, and SW 130`h Avenue at the proposed site driveway into Parcel 1 �Knowledge Beginnings). The study found that this development woufd generate approximately 956 new daily triPs to the roadway system. During the AM Peak Hour, 153 trips are expected, however 115 of those trips are considered "pass, by" trips, which means th+ese are tnps alread y on the roadwa y s ystem, but will sto p at this facilit y on the wa y b y. . Durin g the PM Peak Hour, 159 trips are expected, with 119 of those considered pass by tnps. The study indicates that with the additional trips, the Scholls Ferry Road/130`h Avenue intersection will operate at Level of Service (LOS) B or better, and the 130th Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional offsite transportation improvements are warranted as a result of the development on Parcel 1. Water There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 17 OF 24 Sanitary Sewer � There is an existing 8-inch public sanitar�r sewer line located in SW 130'h Avenue that is available to serve tfiis site. The applicant s plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. Storm Drainage There is an existing storm drainage line in SW 130'h Avenue that is available for this site. The applicant's plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction S�andards (adopted by Resolution and Order No. 96-44) 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 USA 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 applicant's plan indicates that they will provide an onsite biofiltration swale to treat the storm water. TF�e preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the pro�ect and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control USA Design and Construction Standards also regulates 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 USA regulafions, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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 underg rounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foof of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further broken down as follows: Parcel 1: 198 lineal feet Pa�cel 2: 1,053 lineal feet. The resulting fees for both parcels would, therefore, be: Parcel 1: $ 5,445 Parcel2: $28,958 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). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 18 OF 24 � ADDITIONAL SITE DEVE�OPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: . Located to preserve existing trees, to�ography 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. The site of the proposed development includes no significant natural features. There is one existin tree that will be preserved. The natural topography slopes gently to the south and this na�ural drainage pattern will be preserved. The proposed building will be oriented so that the outdoor play area is to the south, where it will receive maximum solar exposure. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As noted above, there is one existing trees on the site that will be preserved. Exterior elevations: Section 18.360.090.A.3.a. states that along the ve�tical face of sin le-family attached and multiple-family structures, offsets shall occur at a minimum o�every 30 feet. The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that 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: The proposal involves a commercial daycare. use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this repor�. Section 18.360.090.A.4.b. states that 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 s�stems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: • What needs to be screened; . The direction from which it is needed; • How dense the screen needs to be; . Whether the viewer is stationary or mobile; and . Whether the screening needs to be year around. The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which �s screened from view by adjoining units as provided in Subsection 6.a. below; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 19 OF 24 The proposal is a commercial daycare use. This section relates to residential � development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be desi�ned 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 The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-famil�r use: Section 18.360.090.A.7.a. states that 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. The proposal is for a commercial daycare use. This section related to residential development only and, therefore, is not applicable. Section 18.360.090.A.8. states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of su�cient 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be desi�ned 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 Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: . A deck, patio, low wall, hedge, or draping vine; . A trellis or arbor; . A change in elevation or grade; . A change in the texture of the path material; . Sign; or . Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approach to the building entrance provides a clear corndor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that all four building elevations are provided with a number of windows. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 20 OF 24 • 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 applicanYs site plan indicates that two double-fixture light poles are proposed for the parking area. The Tigard Police Department reviews lighting plans and provides comments on development proposals. No comments or ob�ections were received regarding this project. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1� & (2) state that the requirements for transit facilities shall be based on the follow�ng: . The location of other transit facilities in the area; and . The size and type of the proposal. Southwest Scholls Ferry Road is served by Tri-Met and there are several bus stops in the vicinity. The closest is at the intersection of Scholls Ferry Road and SW 130`h Avenue. Tri-Met had the opportunity to review this proposal and did not recommend any additional transit-related improvements in con�unction with this project. Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: . 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 . A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 44% of the site in landscaping. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified bx other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the approval criteria of Chapter 18.360, Site Development Review are satisfied outright or can be met as conditioned. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 21 OF 24 SECTION V. OTHER STAFF COMMENTS The City Building Division has had the opportunity to review the proposal and has offered the following comments: • Retaining wall exceeding 4 feet requires engineering and permit • Gates required in the 6-foot fence to provide fi�e fighter access • Provide fire truck access to within 150 feet of all exterior walls • A manual fire alarm system is required • An automatic fire sprinkler system is required • Connect roof drains to storm system • Provide a FDC (Fire Department Connection) within 70 feet of a fire hydrant • Locate a fire hydrant within 250 feet of all exterior walls • Submit a fire flow work sheet • Provide a hydrant flow test for each fire hydrant The City Water District has had the opportunity to review the proposal and has offered the following comments: • As indicated on the plans a proposed fire sprinkler system is requested for the building. The DDCV assembly shall be located on private property at the right-of-way. Minimum of double check valve assembly to be located directly behind the water meter (property line protection). The City Police Department has had the opportunity to review the proposal and has offered no comments or objections: SECTION VI. AGENCY COMMENTS Unified Sewerage Agency (USA) had the opportunity to review the proposal and has offered the following comments: SANITARY SEWER: Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Consfructron Design Standards, July 9996 edition.) Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as requi�ed by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer to provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel). Developer must preserve a 25-fot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. EROSION CONTROL A Joint 1200-C erosion control permit is required, when the parent parcel develops. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 199�00002-KNOWLEDGE BEGININGS PAGE 22 OF 24 � � Staff Comment: !f a Sensitive Area exists in the southeast corner of the parent parcel, preservation requirements will be assessed when a development proposal is submitted at the City for review. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development ad�acent to SW Scholls Ferry Road, a County-maintained A-2 Ma�or Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposin access to SW Scholls Fe�ry Road at this time. The County reserves the right �o require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a pro�ect and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional requirements may be identi�ied as a result of the Traffic AnalysYs review. REQUIRED CONDITIONS OF APPROVAL PRIOR TO FINAL APPROVAL OF THE PARTITON PLAT BY THE CITY OF TIGARD: The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of SW Scholls Ferry Road and SW 130 Avenue. 3. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. PRIOR TO FINAL OCCUPANCY The final plat, inclusive of all requirements under 1.A., above shall be accepted by and recorded by Washington County. COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations are sub�ect to the discretion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Daycare Center). As previously stated, a copy of the applicant's traffic stud �as requested by the City), has been forwarded to the County Traffic Analyst for commen� lease consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Staff Comments: The above required Washingfon County conditions of approva! have been incorporated with Staff's recommended conditions of approval for this project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 23 OF 24 The City of Beaverton, Beaverton School District, TigardlTualatin School District, Tri-Met, GTE and NW Natural Gas were given the opportunity to review this proposal and submitted no comments or objections. June 14. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner � �r June 14. 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager v i:\cu rpin�rrry'rlcup\cup99-02.rpt 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002—KNOWLEDGE BEGININGS PAGE 24 OF 24 . � �.a�..� � i" i" �" /' � �� �- � � 00U��J P���" i � � Ft `�x'�"` �,.� LSF �'� s� S�N��' VE,��.o '-'"�, � Z ,�. 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O ' I _'__"_,_.,--•'"" . I -�.----T�f70WLEDGE ai BEGINNINGS F � � �i 12�88 SF. �- � � — --- EL�214D.h . . " I ' — r� � - --- __" ' —___"",_�.___�,._"___.__'_ �. �� 4 i � ' � � %� r , i � � � �- � ein.'u. V i.- --I ---- _�. , � -J �% u . i i -" I �. .i � .i.. �� t i i ,.�. "-�---- � i F� -—T-i -- -- p_.•wr.� i �r ------- i- -- - ---�] ---' �' I I q � wEru.�rG -t, _ �R �� I �i __ _._ -'" i � _ " I _ 1'l.� � , I I — _ _ I. .1 1 __ " 'o'_ _ _" '�' � � r;� i .. I wEr�Mwr O I Q y, r�� � '_ '' 1 PA RC E L 2 °'°'"`""°°'" . . . � .W.L[.�!L CMl_ (14.25 Acres) SITE PLAN � CUP 1999-00002 EXHIBIT MAP N KNOWLEDGE BEGINNINGS ma is not to sca�e DAYCARE CENTER i Z a' � • � - I- � � i U = `_ � F �t GEOGRAPXIC INfOXMATION BVSTEM I Q ` � LN > COMBINE gT �� G � il I , � Q � ,, ,,� VICINITY MAP � J SN N AY v� SNOE CLEVEI-�ND � - OTTER � � � � � � � � l,�, � � TAIL TARP CUP I999�oOOO� N O = ! f.. � � � � � � � � 0 ��� �� "��ti �°�` , P � RY KNOWLEDGE ' W ��8 e �r F�� BEGINNINGS 'a BeB� � � T ._ ._-' I o GH� � � ' DAYCARE mn¢ID� `i -- gGr'`���5 0 � � � � � ��� . . r. - CENTER �� ' �.� SPRrNG VD ' �� w i i UP � � r �`� S�R �n J� I� � y I SW HAWK'S �— BEARD._-1 _ ST R� i ! / a , `pN -_� f•y_-�_' y� RR,� �Q� SUBJEC M m �i F� � SITE A `. (n �IV 4VAY � � J � � � � N , �� F = � M 0 200 400 600 Feet i'=QJ feat � � � Z � '�'��' m �7 W A _ ��� City of Tigard � pb+ s Informa6on on this map Is for peneral localion only and BRITTANY S 'S'� �hould be venfiad with ths Development Ssrvius Diviaion. �f 13125 SW Hall Bivd � � Q LAKE Tpard,OR 97223 � (503)639-�171 � � � �-Jr--�= - - - . ---�-a1 -1 nttp:Uwww.ci.tiqaro.or.u: '� Community Development Plot date:May 17, 1999;C:UnagicUAAGIC03.APR CITYOF TIGARD CITY OF TIGARD Community�Dei�eCopment HEARINGS OFFICER S���A��"er�°m�un�� JUNE 21, 1999 - 7:00 P.M. AGENDA I. CALL TO ORDER 2. PUBLIC HEARING 2.1 APP_EA�9F THE lINS_0_LN CENIER EX�NS19S1 _____ SITE DEVELOPMENT REVIEW (SDR) 1999-00001 VARIANCE (VAR) 1999-0003, 0004 & 0005 ISSUE: On April 30, 1999, the Director approved the proposed Lincoln fenter Expansion, subjed ta certain conditions of approval. The request was for Majar Modifiatian approval to construct two (�) additional office building� totaling 271,000 square feet and two (2) parking structures. The project is to be constructed in two (2) phases. The approval induded variances to the maximum building height standards of the underlying L-P zone and an adjustment to the minimum required biryde parking. ON MAY 14, 1999, TWO APPEALS WERE FILED IN REGARD TO THE POTENTIAL TRAFFIC IMPAfTS OF THE PROPOSED DEVELOPMENT AS FOLLOWS: APPELLANT #I: THE DEYELOPMENT FAILED TO SATISFY TNE REQUIREMENTS OF 18.390.040.62(e) IMPA(T STUDY. IN ORDER TO ADEQUATELY MITIGATE THE ADDITIONAL TRAFFIf GENERATED BY THE DEYELOPMENT, THE fITY MUST REQUIRE THE APPLICANT TO COMPLETE LINCOLN STREET THROUGH TO OAK STREET. APPELLANT #2: ADDING AN ADDITIONAL 271,000 SQUARE FEET OF NEW OFFIfE SPACE WITHOUT CORRECTING EJ(ISTING ISSl1ES ALONG GREENBURG ROAD BETWEEN LOLUST STREET AND HIGHWAY 21l INTERCHANGE WILL "CRUSH"THE SYSTEM. LOCATION: The Lincoln Center is located on SW Greenburg Road, north of Highway 217 and east of the Washington Square Mall;WfTM IS135A6,Tax lou 100, 900, 1002, 1003, 1004, 1006, 3400, 4400, 4500 and 4600. IONING DESIGNATION: f-P; Commeraal Professional Distri�. APPLICABLE REVIEW CRITERIA: Community Development Code fhapter I8.390. 2.2 KNO�I_LEDGE BEGINd1NGS DAYCAR�SENTER CONDITIONAL USE PERMIT (CUP) 1999-00002 MINOR LAND PARTITION (MLP) 1999-00003 PROPOSAL: The applicant has requested land Partition appraval to divide a I S-acre tract of land into twa (2) parcels and Conditianal Use Permit approval to develap a Dayare Center on the smaller(1.25-aae) parcel. LOCATION: SW carner uf the intersection of SW Scholls Ferry Rd.and SW 130"'Avenue; WfTM IS133Af,Tax lut 08000. fOMPREHENSIVE PIAN DESIGNATION: Medium Density Residen6al. 10NING DESIGNATION: R-25. The R-25 zoning distria mnditionally permits day care facilities subject to approval of a Canditianal Use Permit. APPLICABLE REVIEW LRITERIA: Community Development Code fhapters 18330, 18.360, 18.390, 18.420, 18.510, 18.T05, 18.730, 18.745, 18.155, 18.165, 18.180, 18.790, 18.795 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT fITY OF TIGARD HEAAING'S OFfICER PAGE 2 Of 2 6R1/99 PUBLIC HEAPoNG AGEHDA CITY OF TIGARD HEARING'S OFFICER JUNE 21 , 1999 - 7:00 P.M. TOWN HALL TIGARD CITY HALL, 1 3 12S SW HALL BDULEVARD TIGARD, OR 97223 �,�r.m..wrr.r�-�.*�..r�.�-r,�.,,�.�.��>.F�ws^.�:rw���.�:x,>-�..,,.,�r�,�,+�x.�,�.+-.w.rar,ar�a.,�.s�ror.�.�epR'w.rarr..a�w..�.F�r�.ra�..«�..�.rxeF�.r.�°v..�a..^�.<a^.m�.��„�a.>r:�� ��.�..-.r:m�er�.e�.�q a p f f � �� Anyone wishing to speak on an agenda item must sign-in on the f t appropriate sign-in sheets. r � , . . t�, xrr..:�:+rr�.+Y�.*.�.r�s�-:«�:,+�.�.e>�.M�r.va^�.m�r�.*,:+�rx.+��n,�.w��.<m.*^.�^,ww..��,p..+a�a•.rra�',+-nrra^e^�,+�,r�:+r�.a.r,+�a*.+rw9�.ee�rr.er���.�rvrw�s.a�xr.a�a-.w�-s�.w�.�r. PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-117Z (TDD - Telecommunications Devices for the Deafl. Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above if you are requesting such services. (OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFIfER PAGE I OF 2 6/21/99 PUBUC HEARING AGENDA , iN�� � � � `� �� ' APPEAL FILING FORM �� ��Q �1 , � � FOR LAND USE DECISIONS TYPE II � CITY OF TIGARD �3125 SW Hall B/vd., Tigard, OR 97223(503) 639-4171 FAX.� (503) 6847297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore,sets out speci�c requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decasion in proper form. To determine what fling fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF USE ONLY �'t,:�t l�' Jrr�r`i-�"e~Cc'.� Property Address/Location(s) and Name(s) of the Application Being , �.� �,�,,,5_� Case No.(s): ,� CI,�I�r / t` Appealed: Knowledge Beginnings Day Care Center Case Name(s): CUP 1 999-0002 and MLP 1 999-00003 Receipt No.: ��� .��� %�� How Do You Qualify As A Party?: Propertv owners attorney James T. DRarcruoit Application Accepted By: �--a r Date: � �/� %' i` Approved As To Form By: AppellanYsAddress: 520 SW Yamhill, Suite 430 Date: City/State: Portland, OR ZiP: �_�204 Denied As To Form By: Z�x � � . -�- Day Phone Where You Can Be Reached:�0 3 � 2 4 3-2 0 3 5 Date: Scheduled Date Decision Is To Be Final: 7/2 0/9 9 Rev.10/3l86 i:\curpinUnasters�appeal.doc Date Notice of Final Decision Was Given: Specific Grounds For Appeal or Review: The property i s REQUIRED SUBMITTAL ELEMENTS further identified as Washing�on County ✓ Application Elements Submitted: Assessors �'1s133'�E08000, Lying South of ❑ Appeal Filing Form (completed) Schols Ferry Road, running from SW 1 30th ❑ Filing Fee(based on criteria below) t o S W 1 3 5 t h a.l l i n T i a r d O r e o n. > Diredor's Decision to Hearings Officer s zso.00 � g � g > Expedited Review(deposit) S 300.00 > Hearing Referee S 500.00 Landowner appeals from' > PlanningCommissionMea�ng'sOfficertoCityCouncil 51,745.00 (+TrensaipQ 1 . Conditic�n ¢,`17, page 3 fax 't�e r�eason tP�.�t the suk�ject overhead utility lines Signat re(s) ofAp ellant ): are within that specific parcel deeded to ODOT in S�ate of Oreqon v. Burton F. rrabhorn.; Case NO. C90-114CV, in f4arch 2, 19 2 � �� �� � �-r�- 5 y' APPEAL FILING FORM FOR LAND USE DECISIONS 1:lcurpinlmasterslappeal tOVER FOR ADDITIONAL WRITING SPACEI PAGE 1 OF 1 r , 1 APPEAL INFORMATION CONTINUED: A copy of the Judgment is attached. The language of this Stipulated Judgment was approved by Washington County on June 14, 1992. This property was then assigned to Washington County by ODOT. 2. Page 23, condition ( i) . This road has been erroneously identified as an A-2 major arterial. The correct designation is A-4 arterial. The correct right of way is 98' , which exists, meeting all standards of the Washington County Master Transportation Plan. 3. Page 23, condition ��3. This condition violates the terms of the Stipulated Judgment C90-114 CV, which were accepted by 47ashington County. All of the above conditions constitute a taking within the meaning of the Dolan case. The appeal fee of $1 , 745. 00 should be refunded. 1:\CURPLNWIASTERSWPPEAL.BK 1 i • - �} i 1 C 7TY i.t� T�Ia�RtJ — F?£::F1fi�"t (]f' 1-'F1YMEl�fT REi:�-lF'l� NU. :�39-3A£�9'•r' � CH4Mi�i•i A!+1(lklhlT : !74:'i. V� � CFz��r1 J T �ARI7 . G�. k;, C:Fif'���±;�: . 9�. V�.. � rs�M� : r+1T?(E u��!v i�vvF€�rrr�t_��r c:������r� t��t���_��v�r . ��. w�� � AULIE�E:4:� . RE;(�L E:"iT�1TE F'A i t*1E-hdT L`�a7'� . �"li i�.�i 99 E t'IE.fZ+ �iW AC`j�l�l'.MAN Rhr1I� �1J��U I �i I�;I�ZYV � WI��UIVVILL�; ClR 9I�d;'FI.�-- . � F'tJi�1��OS�� Q� ��AYi�I�.��;"f AMOU�dT s�A I U PL1RPl��E []F f-�F+'YM�N"f At+'iC�Uhf'i ���i i I C) ! _.__-.._._. -- _._..._.... ...__...... .._ - ._ .__._._._..____..�__-- -----____....._....._ ....._._ ...._ __ .._.._ ___ ; , � . _ _._ 1 � 1 ; f ��`� � �� �� � � � � � ^ � i li.`� t„v�_:�'i�. L..l.'i.�c a7t_.i.�:.l':�'. � iY�_T,_• ...i`i �_�h�Ki.. �..f5�_Lf� / �„\\ /�� C �3'��TAL. •�i"t'OUIVT S�A I� �- _ _ .__) i'74�. 'V_►('� ( . E , . RECEIVED PLANNING JAMES T. MARQUOIT JUL 2 2 1999 ' Attorney At Law 430 Pacific Building 520 Southwest Yamhill Street (��QF'�� Portland,Oregon 97204 ' Legal Assistants Telephone (503)243-2035 —_— _--____ Facsimile {503)243-6307 Rebecca Kay Scott Daniels July 21, 1999 VIA FACSIMILE Mark Roberts, Associate Planner City of Tigard Planing Division 13125 S W Hall Boulevard Tigard, OR 97223 Re: Knowledge Beginnings Day Care Center CUP 199-00002 and MLP 1999 -00003 Dear Mazk: This is to confirm receipt of your fax letter of July 20, 1999. My client Burton Grabhorn agrees to the terms of your letter, as a condition of dropping an appeal. It is also my understanding that the appeal fee will be refunded. Thank you for your quick response to our concerns. Very truly yours, �, , .� �G� ` JA ES T. MARQUOI _ JTM:rIk cc: client �?, � , • � Sent by: �IRa^T A�E�ICAN TIT�E 5Q3 790 7856! 05/28!9� ' 1 :07�PA;�B35; ?e.g� 2/1' r.,_.�,+'x�.'�:t�� �r � ,���i��u::....h:. � �� a. .�.,� .°S• r:'. � �!�!:.• +oi� -;_v�a.'��- �� - ..�-',�r,a._, t' _ .. . � ' M . �.. ��`�"r:.- �'�°.i - ` `t � � V .wy�y�`��+'a . _ '^«'��.�I. �+ Y.� � ..., �!�"J°�A!!ef#��ak+wwww..F�.+� J1., Y - .l..rs�.l-��tfi�:���:�. . �� 30 � �� ' � �"r T i�'E �: Q b `�Y�o/____--:,�- . �=^C�_ r�1,�r I � � � — . '� �ii./ ���s� ;r����0'c,:lr,:.��P' � �'r� . i I 1 c1RC,ms ca� ,,.. .�_������rrr�ti�rk�, oo — .R�T 4Y OF7EG82i �`�E�; 2 ttnsstixcr�a coanrY 92M °� � x �� ����- � 3 S:ATE OP CAECONi b ntiA t'�rouqh, } t�%:���� � ;�• � v ita Depastm,ant o! �ranapor+satiaa,l CI� I � �• . :: cv a - '� 1! �'� P2aintitl, ) Fo. �CalibCV 5°ri�• �' � S r. r 1��}4 ., 6 . 1 STIP'JLJ�ITEO �NA.L JUDCIlS�.yT i,.. -� a�rata �. c�axoRx, j -;,�; �, 7 � '�,;,� ,-s'� cetw-us�r,t. ; ':,- �� �� 8 �.��- ,i g i;,�= '�y 4' The aAovo-antitlad +eattar ha.r_'ag eom� oa reg,�Zarly npon ;�?, � ."�r �d 10 aCf 2t►tioa oZ tt�a artiea ;',;„ �r � _ i1 E� � . P1�ir.tlfL appearirsg by utid ebrolsyh ";='; ' �'�'= ;' � � � naqar R, xarren o�e SYS a:t.irnaya and detendazt Hu:ten a. erabharn '" :..� , 12 -•. �`' =:;% `� +PAesrinq by nr�d �zrouqk ��t V�n rraeklsn, hie attorne !`'` ;,-. O 1] Y: and :� ^ ,= It eppaarinQ ta tha court and tAa ecurt nov �L� Chs� thn ,� 14 '.`<° � �� aeqqicitioa dsaosib4d in 8araqrapp � o: pla�k�;r�6 Ca�ylais�t an • !��� 1S �: -.: � _ la t==s hereisi 19 nceessary fox puDlic us�� � '=' ��� r��i �� 2t appcartng to thc coi,Lrt atsa tr.c caurt now t1nd� tha_ the ,�� �: , 17 plalnb�f�, prtor to e,�a com�enceme.nt oi this aetion an4 pursuant 36 :;:: to its raealutieci, a,tasptad to acquire aaid real property by •°�` �:: �r�: 1� - � > 'D agraenenE and purahaea, tut wau unnble to do se; and •�"0 It �ppQariaq eo the coure lrom the racords ar�e+ lSics 7erein ~` Yi . �. ���- ��' dnd cho �tiFula«ien o� ttu pA�iQ� �xw �e da�endent wi2i donate !':�:r 2Z ;;%, ` the propprty dascrjbad ia Erhinin R, attach�� barato xnd by thia ;M;i,�, i.•.� ;^ .�ti; 73 .ataroria., a�ad. a part hereo!/ and� _,� 'f �Fd,J 2d '�c:: ;��. 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'y�� L�i6,'��""'�c`?�,� ,�y�'+Y� a�_ y��,rq r Rc C Y . � { � A}� , �� ,;„ �4<�G?• �',� r•. k' �.v.-• U'�0''`�qgw.-1 W..."t"' �,� �',dW F 'F' r � ,.� I/ � �'ir� .�� 'r�-f rR r /� �'3 - .r� ye y u. 7y,""' '.-��ia�ww�.-� x��r.IV '�?, : J.4 r � 1/' G �r/ 1 :i'�r�*Y'Y� ��'{±-�y�� �� �,�},'�;,�.+`"'�= ;M.,,�(�L�W/�T '`�'�' 1 a1�,� ♦ � 1 1 I• � �.rf��r ''�. . [ 1S°' :�_ �Y�`�sny �.a--ti �•��i �� v� "41k`w'�'✓rk' "� ' � �,h . �,� ax_ �� �Y - �a.T � �i 1�l� � '� L f 1 - i. �.a�ti c'LjC 2't+.. .D J xy J�'�"�� -`Si.�, �'' _... �_��e.'e�m� a�,. ti��.+f��'a i�T �(,t �. 1i ���ti �ary <�� .� }F :'.��.'^• i -g� -�`a"ia� � �r„t� n�, ,,,•��'F+��«,,,., ��.'s � a t1y+' �wt.� s���� �'al,�C _ .+,e��sac r.,,,w,-^ "�$� r� ti�.-yr��� r �s �t a{ 5'J�� i I� �,,aei'�'"aX�:.� — .v� �'�i- � �`t wc.7'`" i'tyfs��✓�#t T��'. J '' � / � .a r � v�� �''''����� U( �t',�� �.'�'�� h •n` 's`"+ ''� j'L 3.H.Y.�5 i �o �' n-s...--..-�#'ptF�i °�iic'�: X �f�I�rb.l�x' }"v�'^Gy,� �� � 4a lr� h�l �H'�'.a.y� W.+n tl;�� �v��.. ...�. i,.^..�. ryi:__La,4 y n'� i1u'�a i.,,�.,�.u75 ����M1�j:N� i ti .� ,�� ti-�m� � ���� �� tl�^arii�__y _ �� � iY7M`i r � -.c � r"��. � '�'� "��`,°,,K� � .: �z . �'� tx�n v• �,.�� + �.� w1. �:r ,�.u� ��y� .lr,� .> �,t/ „F a . y. r �c �', i �.� ��r �. ��i����Yr� . � . �rl."� ��.3�'V� )J l[{��S,.M �} �+* ��.:r 7r �� N� > w�'.r'� l. � `�- •y....��...-.... _ . '+.�Rf�Rif'li't'L �t�'�1 Y'�;�,,1��r�_ �r� �+�'�ry � � ���f L�u����"�-� .+.�1.,y��x .ar . � �w .;�u^��y�� :��..�.�+.."1,��s�, �a'^ai�r'rw�a���.��1��Y� :=.:. � a�w�5q»�t t�K7t3�4�� ^-► . . � '^ .�. .t3`+CM1�ivRb! . -��vi�,,�?7riWi`�{. ..}�'.rf�,�"�'3�'�4i! - �y� t F.'. �`+ ';1'!' . 7�� - .�..�yy�Y y.. �-.wr... .�ij1��'.�.� �`• _ �•r` i ' ��...1f,..�....♦ .. . .. � ' ..._..��. .� ... . ..v^�-� .oJ 1�..��w-�+�1I•Ai..�•w��4 Sent by: =IRST AME�ICAN TI'LE 503 790 7856; 03/28l99 �1 :' tAM;#8�5; �age 6/1� � -r�a-�,r�.�: . �'�"'�`^�qr��..��+nti.� ..x. �.__ "'- • F -' ,�. �� 'r�� -.� L. I-?�� . 'r""'cy, �_X`'""�.."",---r.,..,�"�a :. � � •-": ?'al�� ' . . '-�� -. - � '`��' _�'-��"'. ...:.:� • , r[Z•' _-� . ��!;``. •.:::� ��aT� :-';:: wrli.e ' � �� � � � rtte peca7012 Durton E. 6rabrem ��' �� Perce��lyen� g8,31-38 '� � ai.,. ,+re,•, � � Survey ApproYal Projett_ ,?�, ^I �,.. �. � • .SQCt�Cf11 �!YT1`�y ��Y�.`�d(N16 (,1'. �.�. Highwsy: Scholls �};f� Hor-througi�w�y :��r,i; .,r�. ijt!? i P11ALEi 2 - Fee c::'"` •��;_ 1lr l3 , ,:; �l � � A pareel of iand tyfng in ;ke SN+HE� oi Sectlon 33, Tawnshfp 1 5oukh ,�: � r Au�ye 1 Nest, N.M.� Haahi:tigton Countr, Orepcn and 6einy a portlan af that � :'�' pr�rty daseriaad in Cfu: dtkd to iureon E Grebhern, recorded as Nicrofl?n� `�'• ; �� Ootunfent N�. g5-4558Z of W�a!+tngton Courity Book ot Reeords� the 7ei4 Farte' ..`� �'` � be1nQ CheL porttOtl Of satd p� erty intivdod in a strip of lind viriablt �n „�;, , :s. �� width. lyinq an eaeh side of t e center tine of t�e Scnolls NfgkNiy �s ssid "�- •• �� Aignwey n�s been rtloC3ted, which centst line is deitriDlC as foilowt: '�; �`� s.� 3rqinnSng it Enytne+r's ee�ter Tine Station 1000�0, said staticn ,:� ,� beinq tt74.q2 fa�t Sou:h �nd fibfl.78 fe�! Me�t of ihc Nest quirter torner oi '�. _ '-<: 9ection 33, TownshiP 1 5outh, q�RgQ 1 4�y, yi.,y,� thenc� Horth 53' 36' 47" �•'=;=` ,, :',,: E�st 11I.8[ feet; thenc� or a sp�ra1 curvr rqghC (:he long chord ot Yrhich >��r' bedrs NortA 54' S6' 47• East D99,91 ieet 300 ieet; Lhence en z 28ti4.79 foat '�"' �'` ra4iW Gurre r}ght (She 1ong �hord of wh�c,� bea�s Aerth �0• 38' S3.8" East "�L ''`� 303.3) fut) 3Q3.5I feet• ther,ce o�1 a spirai curve ri ht the larp cnCra a7 "x`'' : �' which b�ars North 86° Zl� Eaat 339.9: 'reet� 400 feet;Qther�tce NortFt 6>' 41' ��', . '5;;�� East 22BI.4Q fat; thenc� an a spiral curve rlght (tAe long chard of whieh r''yr '. Dears North 68' 02' East ICO fat} 200 fett; thatca os� a ;7Zg,58 foat r�dius "~" w. curre r'Qht (the lonp chotd o� ,�A�4Ch bY�n Nort� b9• 31' S3.5" �ast I69.63 "�' � - fectJ .69.64 feet; therce an a spiral Carve ripAt (th� )anp chard of wn4crt ! �` 6ears North 71' t,1�' q7" East 200 Peet) 200 fee:; tt�ence Norlh 7]' 24' 47" East ,;'' 43a�83 fQati Lhence an e �piral �jrv: ri yht (the tang ehcrd of which he;rs �;;. 11ortM 7Z° 42' a7" Eist 349.98 teec) 40� fret; cfrrce on r J129.�8 foot radSus _ eurve riqht (tk� lnr� chard of whish a.;rs kortA 75' S1' 12.5" EesL 4g4,b0 `:•`r�. feet� 494.73 feet• tF2�te on i sp{ra l C�:f'v� r'g ht (th0 ia�g cford of whiCh ;rt, Dears Norch )9• 3g' 38• East 349.38 fteL) 4p0 feet; thenc• North BQ' 19' 38" �:+: East 2$5.22 fest to Engirrc!r's cente* liae Staticn 10E0+83.16, :��h 1r� widths 1n fest of tbe �;rip of 'and ebaYt referrcd to ara ts �,'`.;;. "' fOilaws: =`'t ` 5tdtian to 5tation lfidth as 5authvssta�ly Hidth on Uer:bNea:erly ����� ''� ' S'de o! Cerrter Line 5ida of C�ntar I.ine +';�� `�;� ��:. ,�, , ,.�,,;,,. , 1032400 1035+50 65 in a stral9hC sa 4�r 11RS tu 9Q �,^'' �"r�•: u� . •.� :;,;ti4 ��'Y„+ � � Exhibi: A Ye/• 1 :�' �.��' ,"�1.: w�A { , . � . . . •�; y . c �7 �rn`,` v,:� i . ... � , , . ����/i I : / � (`' !4, '1 ; � �J I� �� r/*" ��T +'�' �.�J� ,n'�5 �L a�� . (Sy� '� �'� 1 � . . � � y � +•{� ��`. xR� {S'�.�� rti � .i,� �� � � r� ' �r ��1^ ,�a� t,�+n�..1� s u;:' .c.�c.. ��X 9 . � ,.t �� � .. �. . '! 7 : � /� �_ �1.. � t � �I i:"�J, . �� '3 � ,�y"'1f�,�r��!rGf1�� �• � �'� i l ti 'r' 4 t ..�4.�1+J��+��:4v fi .,s�s�'K" +�1a:` ..'�'1,.,Wh". S"nf5:ri'i' Y''ey�K .• 1 F1�} r � J�•_ � ��� -�i � l� � � ,: i s�j'Rb4 �' i.. `�: � .�`-�' �4 I, r . :f -�-,s"�►or ��%' , -,s� r : F ` J . ' � �►w+t��•t�,��'•jr,i�y�;� rtM1r s�71.FV*4 ��,�f��5y� � _ ` �i rr�1 3y SF^r '•r+c. .'�.{. h7 h 7¢ 'f 84 1y � \ C '%-� r�1O tC�fa ���. � �1+.r�rt�~r /: � .'Y�( � , �r �N ��1 �. � � ���f,'r ^l'.;..�'�,,,�y�� � �. ,�y�.a�':�'�.� J (. �s1a-�••S�•T7•�-y � . .�� ��..�j� . � y� �. .i {f �� � s.� i �-�SYS;!f��►f eh� ��i 1�h- ' �,/ i� a ,� �,. �" r�r��� �� yw,.£ f1".y� '•-=.`.sa,�k'� f. ,��. �� � �[ �' �4 . � � ���'��G � e ��: V '�i�S��'�,�ti�1'{4'� � �yr ''� J�[' � � Y M < Y�e � � �i'!;�F:°4 . � t ���� 7{ t. laa�.�..�i ,rr• �-:.{�' � � . 1 � �, �.��a w '� . � :�wn���cn.!� k'?`rti,T'�. u" r � n i 1t�aO�h`^�. .� 3,1�-+, s�•c y��s f'� �'^ ""`-� �Y4 u-'�'� 4y .��r'��°i � '` � �r�r.N'`��' �'�'"'�r�+7>'1 S�f�',I- ' r.j-�xer�p��r ,��� ��y y { f � �r �+r f , �' �� ,.e�,�i���� *' ?�rs� r � ���-^�'���J�1 3�Y vC�.�a�1) 'y,� .C ��. � � ` '�� K..r .� �.4 �- 41��^�,��y�,V�} -�� l yr'*l��:� �_;�:..;{{.�. � ��_�•1Z �.t�a tl.�-N"��1�S}TL_� _f.�� � � nTCiM'. N �L+��� �T � . . __ _ 'A�..-Z � 4. . . ��: �J1t'1� "�- _ �?'— • � _ - ,:. - ' ,.,.t,,:1 - �r..,,.�- _. Sent by: =IRa"T A�EaICAN TITLE 503 790 i8�6; 03J28/99 '1 :� 1aM;#835; �age 7/11 ;.���..c�;��.,.jq '9L�'�it�i-..'�,�:. ;^��_ �•.��� ��^:fi:`_'C:„�.. y�Y. . . . � .�+...--wrtic`-_.,. ��.i:_��i�� �•'• ' � ~� '��� '� i��::. .^,�� . ._:.- - -- ���. . _ ' • f•KNiiiT A CpH'fIHUEC - Pa�e 2 Fl1� A(041012 �� '�,ry.•. ��rr:�. '�—r , +0�'� I036+2�i 95 fn a �treiQhe gp � "� y 1036+¢5 1D90+0o ttn� to 50 50 50 � ���: �, ,��: � E7G:EPT t�erefran tAet property descrlaed in ihose Street JediC3ttons t� • �' 1 � tlw PubT1c, recordsd as Nierafllro DocJmoni N4.s� 84-1�742 and 84-20393 of ���' 1� M�shinatsn Coun:y aeok at pecerds, ;�;+��, � '^.�Y.�., � 8earinqs are b�sed upon the �ryan Ca-ord��n�ts 5ystepr at 14Z7, North ��r: - Zor,�. � I ."'7:y`_,j�; ��1� . �•9�• 7he pdrcel of lend ta �hic1 this deseription applies ccntaf�; 3,95p ' ;�+.,n�� �- � saair� f�et� 4ore or lasa� eytll0e of the exlstlrg rigq� o` way. � : ;I!'�.,V. ���= PAALEL 2 - Pr�rtent EAfts�ertt for Slap�f Mitrr, 6�s, Elec.rit and '•'�'�" , �� Coo�ant�atlon Service Liars, Fixtures � Facliiti�c =��.� '��� il:�f�p `'� A parcel of ler.d 1ying in the 7N�NE} fl� Seetia+ 3�, Towishfp I South, �`}.`, �':�= R�ng� 1 Nest� W.N., ituhir�gtort County, 0rc�cn nrd being a portfor af that „�T�;-. ��7 proparty da�rieod in tha; dsad to 9�w.on E 6r�bpprn� rsearded as Nicrai`i ltn '3`"'-'" -.��, ooCaaent llo. g6-q5g62 of MacMingian County Book of Rqcards; the aaid parcei •5,*; be�np that ponian af satd property inctuded in a ctri�vf land vari�bTe 1r. r"'>x .::� ::��;+r� � •�,,. w{dtn, lying on the Scuthe�sterly siee of the canter li�r of tha 5eho11s �.�-,,M�, � •�c� Htghway es said higtw�y has bsen relccated, tiAtl�h Center ltne 9s descrlp�d ;� `,�` Par'GQl 1. - . �r�'L:; � z ;;+:a"�;:, + The wi�iths in feat of the stri� of lind ibcvn reforred to are as ` ;� �,; fallcws: '�>�,a• .��,''"„ 'r"��!. '�� 5tetian to Statton W1dth an SautheastPr]y '"'�` �r,,, ��� 9id6 af ;artter L1rte .a � �... 1034+40 1038�40 S3 • ' � 16]8+00 1Q38-4C 5S ia s stra�ght lin� to 70 ' ':;�! 10�+40 1039�00 70 10 � S:nighL linp to S� '`•�r'ti�` 3039+D9 l040*7Z.3b SS ; i;;�';: 1C40+72.35 l045*03.14 71 in e stra5q�t 11� _e 38 •�`.�•:� 3045+�3.l4 EOSI+OC g I +s;, . 2Q47+00 Ifl39�03:19 58 irt a �triaght lirx t,o 55 � ':���?': I049+03.t�, lOSO•CO 55 .,fc_ �'' EXCEPT :herafra� that prope rty QesertDed in those St�at oadica.jo7s aa ����''`' ='y tha �rbli�, �arded as Microti]m Ouument Aos. 89-20392 and 84-Z03D3 of �-d'i,,".", !;�" Nast�ington Coar�tr Baok af Records. �_��,. �1!i':� FJ�C£P7 :horofron PirCal i. '�'...•'�rs r.��µ �w:�o,: �+� Tl�i parcel of 1��te wrich thia dascri tion a )ies eon!ains 7 50 �!�,�''� �- sqgere feot. more or 1ess. p � " •'r,.,'A�}- l•�;' . .� ':- :� rlr ',:.�o��.'. 00-12-9u t;.:- � ' NOfE: Darcal ] /k�sss Controllad to Per:el. '�' ;�¢ Farcel 7 Aetrss Not Controll�d. ,.��r;:. 4 snrri ov O�aow / ,�=;,,. f.F,; Couab ef M��a9tnn � � (� Exhlbie A - Fage 2 •:p;;.::, ..w- �.5� �,.1 .. — ".S �+�l4�u+ r of l�giy6�q . =� . � .�d '^ , . �.�`":: k`u 1 et�� � �' rdsr U CQn• � i r �`r • / �f; r � . ,ne.� . . rr M.r�~. ��t�2 ry�q� � no� .� ,� .+ � / •.. f i S�L..� .L/ � 4 •^ ��� N h . .ru�1l �p �4T' �'}' � �� v' �ti» a �T r '�: 5.��+���f r,.Lw���Se;W,S ��5. �� � � / � .f 5 � Y ti 1 1 � .i � �� � • a � r � r � ..« L ���f`y. ' .�!�� • Q7r I* �y • �� S�� r �-YJ],ry� .7 i.A't".� �_�; �1'•,H-��.� '� � j1.�;�� � �� �r, 1� .�..�I.. {/�....s\�.�'��,►���ti� �TL,y' :cy, �+.� �"�,,, ��s�' k1� �.�_ rn:� ��ory�``' .�..1'ar- 4 r .; 1 � {� `'i �` "' � h� �""`; -r�t�;''Y"'� '°�'�y �C�:; COUdC�� ��', r ' 4�' r' �e � � _� � � o t:� � � �. =� u; ��;� € �;_:. � aoa , sao�r�be �� , + r, , ,,r �`�,:,�,� ; �x: ' � r '�r �• �,, c:� B•�a- 77i 0 38.00 ., " , � �, ' �� ,r� -y"`��"��. a`� t� �� � 03 23/199i C7t�1t23PM � t�} � .C' '��,, ��r� f r+�>> �••"• :.3 r .'It"%\ ��,��j � °. y� 1� .�"(�h����,�k.�`}- �,4' +C���.r.'' '. �.�!���� ! � , � �1 �� � . - i�ri �t �xr .�y1 �p+ �.,,�.i'"a 1 �I ti r�fl�j . y`�.� �.�• r\ � ' 1 ,€�1 '��.�.,� a+.�ti ' �1�•;� �x}rf.C� 1af1 � �yi '�'a f� � � Lr...s 1 �rr� ' ` ��� � � ..�y / • Ia ��� r1� � � ��� e 2��.,.�, �:� ,Y`.t� �� _}:.�1�c:�m+ic�.� .S w , . ..� :�tl�. ._ k'// _. ��.i� .. r•rY� £xX��S f y'z'��,;i �,�� __ , . .: . ,� . _.. , _... ... .,-. �� ._.. . .r � �'_: '���� . ._ , .. .. . ._.. __.._ _._ .—�—� .. .. :.�..: ..�} - O1i21/92 13:Q7 �`503 220 2�8q STiiEL RI�'ES _ �UO2 - O1;16�512 11-1? ^pSu917.�znc,e U��J Ik1.:L ___ SIC�EL RitES Pi�t ��i.:��: �r"�S�-�1GTON � cour�. oxE�o� January I4, 1992 � Rog�r �(drre�i/OdY f d Brnwn Orego�► Qcpt_ or` JUStice 450 Jusr_iCe Building Sal em, Or-�y�t� 97310 �: GIRCIir� COl1R7 CASE HQ, 90 ,CY OQIy33 6Rq$NpRH �lashington County has revicwed the s�ip�tjaLed itndl Judy�n?nt relay��e to the provisiur� for dCcess_ The County wouTd concur wiiF� Che rlght in-rignr. out accQSS. When the proper•L_y �omes 1n f�r davelopr�snt, ihc develapm�nt propvsal wi71 ba reviewed as to traffic impacl,s and requirements. (.acking a specific deve�opmenL plan at this �ir�e, the praposed ac�e,s as stated in the stipul�ted judgmen$ is a�prov�d. Yours truly, � � Tom Spear- RigE�t-of-Way Manager c: Alyron Me i i cF1 �esiie BencKendor� Tam Tushner � . . ` . . Sc-x;a��a,F, Ts:� � � - ortt�Fcst Avenue, �uite 350-7 3 ���'�"orrt af��U Use ane Tralrs�r�tior,. ��n�•_.,- .�p: ��� _ o ""'��.���:;'��"'?'. . ... �'�s5._ _ ^•�n�- .- . '� -on� �w�ti�e..rs�"JC _ =!14 f:M.�;1• , �'G (��t�✓°`� �Qr �, Ti � �r I .� __ � i . �S � � �n'. �!p y� y� I' � � � �, � � ',�� '- �w,,�'; p H T � �;�� J �vW� •�f F�� �_ —� n n j B ' � ���'f"� � � � . �' � �`•a4 \ i1 ;J .... .. .� [, 1.•, E�\ --�. r � N €'' _ �'� � � � e . , II N i «�..n � '�2�2�'i2 f � � " �I��V�� �� '� w:; �ay�a �� � . ��_ m�.- -, av ^ `°""'"'� _� �•• �I2°I �i"'a�° '�iC�.u��i, z e' ! i..� - _ � ��� \NC' �T,n..�,ii. :�....��.,, k�PP, SO ..��f`�n ^ \\ . � -4.� ..�.�... - r....�,, i f, f�S SCALE 1:24,000 U ��; � N �00 0 200 S00 7S0 1000 . r_ , I METERS �� � 0 tfa t/2 1 V �- �- _ � ` N MILES 2�2 C � � '-- �000 0 500 t0�� 2000 3000 a000 5000 - �\ f'� __�__-r . FEET I One inch represents 2,000 feet .«,. --------------- incorpo�a�ee C�ly Bounaary Urban Growth Bounddry �.._..�..�..�..�..�..�..�.. County L�.ne FUNCTIONAL ROAD RIGHT- PAVED #OF BIKE CLASS DESIGNATION OF�1/AY WIDTH LANES LANE ' (Feet) (FeeU A-1 174 90 7 No A-2 122 98 7 Yes "' — -- — — V _A-3 _ 90 66 5 _ No _ / N / N „� A-4 98 74 5 Yes _ V � -- — --- — Q A•5 90 60 4 Yes � - - _ _ �- A-6 90 6a 5 No °e -- -- ---- --- a —A 7 — 90 52- -- — 4 No $ m A-9 90 50 3 Yes � --- — -- — - � A-9 90 a2 3 No A-10 90 42 3 No i�_. C-1 66 42 3 No ------ ----- --- - \ —---- � �.2 74 a2 3 No \ - - -- - - - ----- - ---- - -- `� Fur C-3 74 50 3 Yes - - N � C-4 74 36 Z Yes O O C•5 74 28 2 Na � p oe - J Q �' C-10 60 28 2 No O ¢ C•11 60 32 2 No U � � C-12 60 36 2 No C•13 50 36 2 Yes TUALATIN-HILLSBORO CC C•14 SO 28 2 No C-15 50 32 2 No �' CI-1 54 d0 2 No � < O CI•2 6a 3a 2 No � W � a CI.3 56 42 3 Na _r?� � i . -- ,�� t�J � - �,« . •• •� - v .y` li�,w..�' `------ � e �'�? �`��Y' =��—� � ti�?.�, � `� j �� �'--=� �`'�tlJr��� � � r- � � - � � � f 0/ ti 2/3 , n �v � �+ `? sl "0 213 � c— � .��. � � ,� �� � a � �v — — j --�, �� � ' , � — �, ' � z�s , - r, s � � � .r.ea�_y�_---_�-��\ ,�� . -__-_'� 0/2 C-12 l� I 9y !ii c�> >jJ�� �j, a���' u+ `� R1��,�a � I _----__ � � -Q �-� N ' 9 S` � i � � w ���ti �„��' ° ♦ - _ / 8� � ` � ' � � _ I $ � . .� �1 � � „ M« �� �� ��� ��� � .�_ --- '-' -_- 3/5 A•4 . _ _ _. 3 A •------ m_ i --I � ZO MURFAY n� �t�. 8 ULEVARD � ^� i i � I �'( � a ���� � �.� � �ti �. ; ��, , � � a _ r;� � — � .�. �. � ; • f , , � ' � � � � ` ?�2 '��� � U �—„rf�� ,.,� � � � ��,�, � .__ , ,� 1 i � �� � � � ---.� �- ------- ° az � "� A ��� " sn , � � " � � � "`����� i , a ��� � i q ��,\�\ i ' �i��e/w�O � �� � ?�? r„ � �� f3 I + �� 7 ° � ' � � `��,y� ��- p�� 8 1 �� � � �� � � �-�L+11 7 I ' � , ` € , ���,00 „� . � �, ' � � ��Z ���� s ���� � a ,. _ �� • - — — - � � St J _ __•� 2/� -1� -� --���.SAl 1 AVE �.�� � - __'___' ' � , � �p �'�` u� ( �Q • j A �--� � f_____' �i - �l' �'� �� �t�`,•� �� n � �E��s,,� _ —�� � ��� I � � G ��� 1 , n - —� - J �a �� _ ���� � C� �y� �� N —� � � - -�°'-- — �f � u�! � c � o i,y �� �"" � J�'i)� '�� a � ° � ' - l__�_ � ��L _� �'"r' � 7 _ _ _ 9 .\ c -_ .__ j y °.� � --� ° - W ��� � �� �1 �---- r f �y ,n. � 1 � I � i nvE n an_ �,` ^ !__ __i � � '-���g i �� � � �� �� -` ����1 V�� � �yaJ��r f____ � � L _- `7 �� � �� __ fi.oy h � C;��JJ� -- n� !3 �'_. _�' �����'6� �I `� Q L � a ���.� � � _- ^f°rpL., a aeHro �� � � , � �� ��� ��: -S - N � � �� �� � _ __�,_�a _ '1 �__-__-1 y .._ �n�.�,.,, o�s.k� � �n -nr� o�_-.�.� C �.� _ x � -� Y � ` �`• , j � f � g �, �,``rtu;-�=— � � � 3/3 �. ��p��� � ��.��a� ' �� i p -'� 0 2 I Z � ' -1�d � --e- �.� --� �> r ' `' � g�^ � � � ���� "`;� y'^ \� _°5 ' - � -� �f- r �r 1 �- � 9�� � ( �L�� �� � � �� � � � I_ � � (y, '�'ea. 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WASHINGTON COUNTY, OREGON /�� Department of Land Use and Transportation,Land Development Services ���--' 155 NoRh First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)648-8761 FAX:(503)681-2908 June 25, 1999 Mark Roberts, Associate Planner FAX: 684-7297 City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 RE: Knowledge Beginnings Daycare City File Number: CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC / 8000 Location: SW Sholls Ferry Road at 130�'Avenue Applicant: Hulsey Development Company LLC � � � ,.,,�� _ ,.;���_ -- ���>�-�' :(,,�£ r � II Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and re uired conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. Sh�c3�Q g� � �'"'� NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and to apply addifional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional recommendations may be identified as a result of the Traffrc Analyst's review. �'. � County Transportation Review J�ne 25, 1999 Page 2 REQUIRED CONDITIONS OF APPROVAL I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OF TIGARD: A. The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of SW Scholls Ferry Road and SW 130�' Avenue. 3. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. II. PRIOR TO OCCUPANCY: A. The final plat, inclusive of all requirements under I.A., above, shall be accepted by and recorded by Washington County. III. COUNTY RECOMMENDATIONS: (Please note: Requiremenfs identified within this letter are considered by the County to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 844-8131. Anne LaMountain Associate Planner c: Phil Healy,Senior Planner,Land Development Services Doug Norval,Traffic Analyst 8�Julia Wellner,Engineering Associate Carolyn Cook,Associate Planner,Assurances Linda Rigutto,Survey Division Transportation File Desk File Hulsey Development,PO Box 8600,Bend,OR 97708 F�Shared`lpS1W95HARERRANS7\TIGV(nowBCgnCOMMdoc t��N �l.r�t o�•���� �Q��'`'� K5 S . - EXHIBIT "Au �� . A part of the West one-half of the East one-half of Section 33, Township 1 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning 11.56 chains South of the quarter section corner on the North line of said section and on the North and South center line of said section at a point at the most Westerly Southwest corner of a tract conveyed to C. H.Van Kleek, et ux, by Deed recorded in Book 69, page 405, June 30, 1905, dated January 10, 1903; thence South along said North and South center section line 28.27 chains to the center of said section;thence continuing South along said center section line 15 chains;thence East on a line parallel with the East and West center line of said section and North of Lot 4,ASH VALLEY TRACT, 12 chains to a point on the West line of a tract conveyed to John R. Scoles, et ux, by Deed recorded in Book 291, page 558, December 20, 1948; thence North parallel with the said North and South center line along the West line of said Scoles Tract 15 chains; thence East along the said East and West center section line and along the North line of said Scoles Tract 8 chains to the East line of the West one-half of the East one-half of said section; thence North parallel with said North and South section center line and along the West line of a tract conveyed to Vincent Olsen by Deed recorded in Book 225,page 248, December t 7, 1943, t 3.38 chains to the center of Scholls Ferry Road; thence South 70° West along the center of said road 10.69 chains to a point on the most Easterty West line of said Van Kleek Tract; thence North 18.50 chains along the said Van Kleek boundary line to a point on the most Northerly South line of said Van Kleek Tract; thence West along said Van Kleek South line 10 chains to the point of beginning. EXCEPTING THEREFROM that portion platted as ASHWOOD DOWNS. Said plat recorded April 21, 1987 in Volume 63, page 34, Washington County, Oregon Records. ALSO EXCEPTING THEREFROM that portion platted as ASHWOOD DOWNS 2. Said plat recorded August � 22, 1989 in Volume 70, page 28. � FURTHER EXCEPTING that portion recorded as PARTITION PLAT N0. 1996-59 in the County of Washington, a portion of which is now known as Scholls Ferry Road Townhomes. . AND FURTHER EXCEPTING that portion dedicated to the public for greenway purposes by Document recorded May 5, 1989 as Fee No. 89020391. AND FURTHER EXCEPTING that portion taken for road purposes by Suit in favor of the City of Tigard filed February 28, 1996 as Suit No. C960549 CV. �' 07/20/99 14:12 $503 684 7297 CITY OF TIGARD �001 *s*ss�s***�������*�*��*��** s�s ACTIVITY REPORT s�� ***�����s�������*����s����� TRANSMISSION OK TX/RX N0. 7559 CONNECTION TEL 503 228 7365 CONNECTION ID START TIME 07/20 14:06 USAGE TIME O6' 12 PAGES 11 RESULT OR CYTY 0�TIGARD � 56cpixg��etutCo�nmuxity cOMMUNITYY�oPMEIIT DF.PAsTMEIiT PLAMN[N6 DIYfSIad 131�5 SW NAII BOUL�YaRD Y16ARD.OREgOR 97Z23 � n��: 7/20/99 nME Ta Larry Epstein PHONE: 223-4855 FAIL 22$-7365 FYYM: Mark Roberts lIIOt1E (503) 639�171 City of Tigard HUC (503) 684-7297 Planning Department R�: Knowledge Beginnings Day Care—Reissue of Decision C: Numbe�ef pages Including couer sheet: 11 �� • �. CITY OF TIGARD I v Shnping.il�Reuer(ummunity COMMUNITY DEVELOPMENT DEPARTMENT PLAMNIN6 DIVISIOM 13125 SW NAII BOULEVARD TI6ARD,ORE60N 91223 FAIi COVER SHEET /DATE: 7/20/99 TIME: TO: Larry Epstein PHONe: 223-4855 FAM: 228-7365 FROM: Mark Roberts PNONE: (503) 639-4171 City of Tigard FAN: (503) 684-7297 Planning Department RE: Knowledge Beginnings Day Care— Reissue of Decision C: Number of pages including couer sheet: 11 Larry: �; Sorry this is almost at the last minute, but I've only just received confirmation from the applicant that they'll drop the appeal if we reissue. Further to our conversation yesterday morning, attached are the following relevant documents: 1. HO final order dated 6/24/99 2. Portions of the staff report (see Condition #5, p. 2 of 24) and the quoted County ` comments (p. 23 of 24). 3. Original County Comments, dated May 28, 1999 ' 4. Revised County Comments, dated July 19, 1999 �Xi, .1 T�' ' :; F'� In summary, the property owner pointed out that the County had erred in stating that Scholls Ferry Road was an A-2 Major Arterial requiring 61 feet of ROW from centerline. The County has confirmed that it is an A-2 road for which adequate ROW exists. Dedication condition removed. Second, the owner claimed that the requirement to record a non-access reservation along the Scholls Ferry frontage violates the terms of a prior stipulated judgement. Washington County concurs and removed this condition also. I propose to revise the Staff Report to reflect the revised County comments. I would also remove Condition #5 as it refers to conditions that no longer exist. The revised County comments include a recommendation but no required condition of approval, therefore Condition #5 is redundant. If you concur, I will make the above revisions to the Staff Report. It appears that you final order is not specific on these items. I would propose you reissue the final order, dated July 20'", 1999 as written except to note that it is a revised decision to reflect revised County conditions. In you opinion, are the revised County comments sufficient (for the file) or is a letter from the County explaining the changes necessary? Do you need our revised Staff report in hand in order to reissue your decision? I can fax you all of it or relevant excerpts as soon as iYs done— let me know. Mark. � ; ;: a � ' 2 ��., '� ::�� .✓._ t':'' . . RECEIVED PLANNING JUN 2 8 1999 BEFORE THE LAND USE HEARINGS OFFICER �In(OF TIGqRp FOR THE CITY OF TIGARD, OREGON Regarding an application by the Hulsey Development Co. ) F I N A L O R D E R for a tentativc plan to divide 15 acres in�o 2 lots and for a ) CUP 99-02 conditional use permit for a day care center south of ) MLP 99-03 Scholls Ferry Rd. at 130th Ave. in the City of Tigard ) (Knowledge Beginnings) I. SUMMARY A. This final order concerns an application by Hulsey Development Co. (the "applicant") to partition a vacant, 151/2-acre block bounded by Scholls Ferry Road on the north, 130th Avenue on the east, Hawks Beard Street on the south and 135th Avenue on the west(the"site"). The applicant proposes to create two lots. Proposed Lot 1 contains about 11/a acres and is situated at the northeast corner of the block. The remainder of the block is proposed Lot 2. The proposed lots comply with dimensional requirements of the R-25 zone and do or can comply with the other applicable standards of the Tigard Community Development Code("CDC"). B. The applicant also proposes to develop a 12,368-square foot one-story, 24-foot high structure on proposed Lot 1 in which Knowledge Beginnings will operate a day care center. As proposed or conditioned, the applicant also will improve roughly 12,600 square feet of exterior play space, parking for 29 vehicles and 23 bicycles, a monument-type sign facing 130th Avenue, storm water quality and drainage facilities and walls and/or fences around the site. The day care center will operate 6 AM to 6 PM daily. The proposed day care center will or can comply with the applicable conditional use standards in the CDC. � C. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dated June 21, 1999 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. One neighbor testified orally with questions and concerns. The hearings officer closed the record at the conclusion of the hearing. There is no dispute in the case. D. For the reasons provided and referenced in this final order, the hearings officer approves the tentative plan for the partition and the conditional use permit for the day care center, subject to the conditions recommended by City staff with certain changes described more herein. II. HEARING AND RECORD A. Tigard Hearings Officer Larry Epstein (the"hearings officer") held a duly noticed public hearing on June 21, 1999 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the hearing, and an audio record of the hearing. l. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal right�and the manner in which the hearing will be conducted_ The hearings officer also disclaimed any ex parte contact�S, bias or conflicts of interest. The hearings officer announced that he visited the site and invited witnesses to ask about and rebut his observations. 2. At the end of the hearing, the hearings officer closed the public record and announced his intention to approve the applications. B. The following testimony was offered at the hearing in relevant part. 1. City planner Mark Roberts summarized the proposed development, the applicable approval standards, the Staff Repon and recommended conditions of approval. 2. Scott Steel testified for the applicant. He accepted the Staff Report without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. 3. Matt Hansen, a neighbor to the south, testified with questions about impacts of traffic on 130th Avenue, particularly traffic speeding. Mr. Steel acknowledged the concern about traffic speeding, and opined that the use of the site for a children-related purpose may motivate drivers to be more careful in the vicinity of the site. Mr. Hansen also asked about the process to which future development of Parcel2 will be subject. III. DISCUSSION City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. The applicant accepted those conditions without exceptions. No one disputed the findings in the Staff Report. The hearings officer agrees with those findings,conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order. IV. SITE VISTT The hearings officer visited the site without the company of others. V. CONCLUSION The hearings officer concludes that the partition and conditional use applications do or can comply with the relevant standards and criteria of the Tigard CDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. Therefore those applications should be approved subject to such conditions. VI. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 99-03 and CUP 99-02 (Knowledge Beginnings) subject to the conditions of approval in the Staff RepoR. D 't'ED this 24th day June, 1999. Lar ps n City of Ti rings Officer Nearings Offecer Final Order MLP 99-03/CUP 99-02 (Knowledge Beginnings) Page 2 Agenda Item: 2.2 Hearing Date: June 21. 1999 Time: T:00 PM . ��.� ��y STAFF REPORT TO THE �� � �� NEARING'S OFFICER cITY OF TIGARD 4 � �'ommu�rity{DevcCopmcrrt FOR THE CITY OF TIGARD,DREGON S�tapin°ABetler'�'omrnunity 120 DAYS = 9/3/99 SECTION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82"d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 PROPOSAL: The applicant has requested Land Partition approval to divide a 15-acre tract of land into two (2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller(1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130`h Avenue; WCTM 1S133AC, Tax Lot 08000. COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002—KNOWLEDGE BEGININGS PAGE 1 OF 24 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL SITE INSPECTION: (Unless otherwise noted, the staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.j THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot t�ees adjacent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Haule�for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicanYs revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the pnmary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Roberts, Planning Division. 4. The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. STAFF CONTACT: Mark Roberts, Planning Division. �/ _5. r The applicant shall comply with the required Conditions of approval of Washington �prd�'� `� � County incorporated herein under Agency Comments (p.23). STAFF CONTACT: , ' Mark Roberts, Planning Division. - 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this project to cover the installation of sidewalk and the new driveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited pa�tnership, 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shal( be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings p�oposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 24 Staff Comment: If a Sensitive Area exisfs in the southeast corner of the parenf parcel, preservation requirements wiI! be assessed when a development proposa!is submitted at the Cify for review. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development ad�acent to SW Scholls Ferry Road, a County-maintained A-2 Ma�or Arterial. NOTE: A pre-existing driveway which is pa�t of a redeveloping site is subject to County �eview and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a pro�ect and existing traffic fevels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been fonNarded for a safety review by the County Traffic Analyst. Please note that additional requirements may _ be identified as a result of the Traffic AnalysYs review. � REQI�IRED CONDITIONS OF APPROVAL � � \ � PRIOR TO F�AL APPROVAL OF THE PARTITON PLAT BY T E CITY OF TIGARD: / _� The following shall� represented on the final plat: � ��G 'D 1. Dedication of ad ' ional right-of-way to�provide 61 feet from centerline of SW Scholls Ferry Road: / � 2. Dedication of additional ri ht-of-way to provide adequate corner radius at the intersection of SW Scholls�ry Road and SW 130`h Avenue. 3. Provision of a non-acce reservation along SW Scholls Ferry Road frontage, l except at existing and proposed acc�s point(s) approved in conjunction with this land use application. � PRIOR TO FINAL OCCUPANCY � � The final glat,nclusive of all requirements under 1.A., a�ove�shall be accepted by and , recorded t�y Washington County. � � J COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations a�e sub�ect to the discretion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Dayca�e Center). As previously stated, a copy of the appIicanYs traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for commenf. please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. � -, �� Staff Com ts:__The above required Washingfon�etrttty conditions of approval � .��,� have b�en inco�p oratE�h-S�affs recommended conditions of approval f�rs' p�uject. �, � � -� l / - 6l21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAG F 24 WASHINGTON COUNTY, OREGON ��� Department of Land Use and Transportation,Land Development Services � 155 NoRh First Avenue,Suite 35a13,Hillsboro,Oregon 97124 (503)648-8761 •FAX:(503)681-2908 May 28, 1999 Mark Roberts, Associate Planner FAX: 684-7297 City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 RE: Knowledge Beginnings Daycare City File Number. CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC/8000 Location: SW Sholls Ferry Road at 130"'Avenue Applicant: Hulsey Development Company LLC � � � � �� _ � � - .� �� a � Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require furfher review and to apply additional condifions if future plan revisions propose any access to SW ScholJs Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional recommendations may be identified as a result of the Tra�c AnalysYs review. O��G�^��.-S �� � � � ��� �� �� �`� � County Transportation Review May 28, 1999 Page 2 REQUIRED CONDITIONS OF APPROVAL I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OFTIGARD: A. The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the interactien ef�V1��Schc!!s Ferry Road and SW 930�'A�,�enue. 3. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. II. PRIOR T� OCCUPANCY: A. The final plat, inclusive of all requirements under I.A., above, shall be accepted by and recorded by Washington County. 111. COUNTY RECOMMENDATIONS: (Please note: Requirements identified within this letter are considered by the County to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicanYs traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 844-8131. ����� "� � Anne LaMountain Associate Planner c: Phil Healy,Senior Planner,Land Development Services Doug Norval,Traffic Analyst 8 Julia Wellner,Engineering Associate Carolyn Cook,Associate Planner,AsSurances Linda Rigutto,Survey Division Transportation File Desk File Hulsey Development,PO Box 8600,Bend,OR 97708 F:�sn�sr�,rn,wsamcv�„�co�,w.,.o� � . JUL-19 99 09:30 FROM:WASHCO LANr �EU SERU 503-681-2908 TO:��� 664 7297 PAGE:02�03 WASHINGTON COUNTY, OREGON /�� Depa�tment of Land Use and TranspoRation,Land Development Servaes � 155 North Fir6t Avenue,SuRe 350-13.Hillsboro.Orepon 8712s (503)648-$761 FAX:(5d3)691-2908 REVISED JULY 19, 1899 (Original Commenf Date: May 28, 1999) Mark Roberts, Associate Planner City of Tigard Planning D�vision 'l3125 SW Nall Bouleva�d Tiga�d, OR 97223 FAX: 684-7297 RE: Knowledge Beglnnings Daycare City File Nurnber: CUP 1999-0OQ02, ML.P 1999-00003 Tax Map and l�ot Number: l S133AC/5000 �acation: SW Scholts Ferry Road at 130'' Avenue Applicant: Hulsey Development Campany LLC � � _ � ^ a Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for de�elopment adjacent to SW Scholls Ferry Road, a County-maintained A-4 Majo�Arterial. N4TE: A pre�xisting driveway which is part of a redeveloping site is subject to County review and conditio�s fo� access approval. REVISED COMMENTS 1. The applicant is not praposing access to SW Scholls Ferry Road at this time. The County reserves the right to requir� further review a�ld to apply addifiona!conditions if fufure plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requi�es a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed gi�en limits as determined by R&O 86-95. Calculated trip generation of this development and current usage le�els of SW Scholls Ferry Road at this lacation do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepa�ed for the City of Tigard, have been forwarded for JUL-19 99 09:30 FROM:WASHCO LANr• �EU SERV 503-6B1-2906 TO:��� 684 7297 PAGE:03�03 County Transportation Review July 19, 1999 Page 2 a safety review by the County Traffic Analyst. Please note that addifional recommendations may be identi�ed as a result of fhe Tra�c Analyst's rsview. CONDITIQNS OF APPROVAL - REVISED I. COUNTY RECOMMENDATIONS: (Please note: Re uiremenfs are considered by the Counry to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this developrrient does not currently propose access to SW Scholls Fsrry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicant's traffic study {as requested by the City), has been forwa�ded to the County Traffic Analyst for comment. Please consider any recammendations submitted by the County Traffic Analyst for mi#igation of possible impacts ta SW Schofls Ferry Road. Before the City issues its Final Notice of Decision, please allow the County to �eview and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of � Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 84a-8131. �i ' l {�' /l _,r1. , - �: !-#�l Phil Healy Senior Planner c: anne I.aMountain,associate Planner,Land Deveiopment SA�vices Doug Nonel,Traffic Analyst&.lulia Wellner,Engineering Associato Carolyn Cook,Associale Planner,Assurances tinda Rlgutto,Survey Oivision TranspoRation File pesk File Hulsey De�elopment,PO Bo=8600,8end,OR 97708 11LUT1tAA7A4Shar(id1LOS1WPSNaRE�7RANSPITIGIknowBgg��Rv,^,dCOMM doc � Agenda Item: t.2 Hearing Date: June 21. 1999 Time: 7:00 PM STAFF REPORT TO TNE HEARING'S OFfiCER CITY OF TIGARD �'ommunity�DeveCopment FOR THE CITY OF TIGARD,OREGON S(zapirtgA BetterCommunity 120 DAYS = 9/3/99 SECTION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82nd Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 PROPOSAL: The applicant has requested Land Partition approval to divide a 15-acre tract of land into two (2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller(1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130'h Avenue; WCTM 1S133AC, Tax Lot 08000. COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002—KNOWLEDGE BEGININGS PAGE 1 OF 24 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL SITE INSPECTION: (Unless otherwise noted, the staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.) THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Roberts, Planning Division. 4. The applicant shall reduce the size of the proposed, monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. STAFF C�NTACT: Mark Roberts, Planning Division. 5. The applicant shall comply with the required Conditions of approval of Washington County incorporated herein under Agency Comments (p.23). STAFF CONTACT: Mark Roberts, Planning Division. 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this �roject to cover the installation of sidewalk and the new dnveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shalf be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 24 9. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 10. The applicant's public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare pro�ect. 11. The applicant's construction plans shall indicate that they will construct the following frontage improvements along SW 130 Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 12. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 13. Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. STAFF CONTACT: Mark Roberts, Planning Division. 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the Public improvements as follows: 1) m�rlars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water qua�ity facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Pnor to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with wntten confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap V1/atkins, Building Division. 17. Prior to a final building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utiiity lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: Parcel1: $5,445 Parcel2: $28,958 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: ,� 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 3 OF 24 19. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineenng Department indicating 1) that the City has reviewed the final plat and submitted comments to the applicanYs surveyor, and 2) that the applicant has either completed an� public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. C. Once the City and Count�r have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THIS DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: The subject property is vacant and undeveloped. No previous land use actions are on file except a "wetland" parcel tag in the City's permit tracking database. The property does not appear on the City's inventory of Significant Wetlands and Streams, but comments submitted by USA indicate that a wetland area may exist in the southeast corner of the parent parcel. No development is proposed in this portion of the property. Vicinity Information: The sub�ect parcel is 15'/2 acres in size and occupies the block formed by SW Scholls Ferry Road, 135`h Avenue, Hawks Beard Street and 130`h Avenue. Scholls Ferry Road is a County-maintained Arterial street. Southwest 135`h and SW 130'h Avenue are both designated as Minor Collectors on the City's Comprehensive Plan Transportation Map. To the north of Scholls Ferry Road is the Cit�r of Beaverton. Residential zoning and residential development characterizes the vicinity, although several vacant parcels remain. The subject property is the larg est vacant property in this part of Tigard. ApProximately '/ mile to the south of the site is Summer Creek, a IVlinor Stream on the City's Wetlands and Riparian Corridors Map, which flows southeast to Fanno Creek. Site Information and Proposal Description: The proposal includes a land partition and development of a conditional use on a 1'/<-acre parcel. The "site" is defined differently within this one land use application. The "site" of the partition is the15%z-acre parent parcel, whereas, the "site" of the proposed daycare facil�ty is the smaller of the two partitioned parcels (1'/ acres). For clarity, therefore, this report will refer to the proposed partition parcels as Parcel 1 (proposed 1'/<-acre daycare site) and Parcel 2 (14'/4-acre remainder parcel) and reserve the term "site" for the proposed site of the daycare conditional use. The applicant proposes to divide the 15.5-acre parent parcel into two and develop a daycare facility on the smaller, 1.25-acre lot. The site of the development is the no�theast corner of the parent property, which is located at the intersection of SW Scholls Ferry Road and SW 130"' Avenue. A daycare facility is a conditional use in the underlying R-25 zone. The applicant has indicated in the narrative that the building could potentially be remodeled as offices. However, an office use is not permitted under current R-25 zoning. The daycare facility will be situated in a 12,368 square foot building containing 15 classroom spaces. Associated site improvements include off-street parking, bicycle parking facilities, a fenced-in lawn area with playground and a perimeter landsca�ing buffer. Overall the project will develop 66% of the site in impervious surfaces and 44/o of the site in landscaping. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEOGE BEGININGS PAGE 4 OF 24 The applicant proposes to detain and treat stormwater onsite with an oversized storm water pipe and a biofiltration swale along the south boundary of the project. Streets ad1�acent to the development site include SW Scholls Ferry Road and SW 130`h Avenue. Scholls Ferry Road is fully improved except for street trees, which are proposed by the applicant as part of the project. However, Washington County is requinng addifional dedication of right-of-wa along the entire property frontage on SW Scholls Ferry Road to provide a total of 61 fee�from centerline where 50 feet now exists. The applicant has not proposed this dedication as part of the project, although it aPpears that the requirement can be accommodated without significant impacts to the daycare project as currently proposed. The site s frontage on Southwest 130 Avenue is improved except for sidewalk and street trees, which the applicant has proposed to install as part of the pro�ect. ��TION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use - Chapter 18.330: Section 18.330.010.A states that the purpose of this chapter is to Provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of a�proval can be met. There are certain uses which due to the nature of the �mpacts on surrounding land uses and public facilities require a case-by-case review and analysis. In compliance with Section 18.390.050, a pre-application conference was held on November 19, 1998. An application for Site Development Review was submitted and subsequently deemed complete on May 6, 1999. Notice of a Type III Hearing was given as required by Section 18.390.050.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis of this Staff Recommendation to the Hearings Officer. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, usin� approval criteria contained in Section 18.330.030A and subject to other requirements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development.Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.420, Land Partition; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening, 18.755, Mixed Sofid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.785, Sig ns; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility fmprovement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elements related to the provisions of the following cha pters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Desi�n Compatibility Standards; 18.725, Environmental Performance Standards; 18.370, Variances and Ad�ustments; 18.�40, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured�Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study: Section 18.390.040.B.2.e 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 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 rec�uires 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 6/21/99 HEARING'S OFFICER PUBIIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 5 OF 24 that the real property dedication is not roughly proportional to the projected impacts of the development. As noted under this Section, any required dedication of an interest in real property must be roughly proportional to the impacts of the proposed development. As noted above, Washington County is requiring dedication of additional ri�ht-of-way along the entire property frontage on SW Scholls Fer Road (11 feet of additional width for approximately 1,300 linear feet = 14,300 square feetr�. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan I I (Resolution 95-61), Tf Fs are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 1999, the TIF for each trip that is generated by a commercial use such as a daycare facility is $51 and the trip generation rate for daycare facilities is 67 weekday trips and 6.15 weekend trips per 1,000 gross square feet. Using the TIF calculation formula, this translates to a melded trip rate of 49.61. Based on these figures, the TIF per 1,000 square feet of daycare space may be approximately $2,530 ($51 x 49.61). It can, therefore, be estimated that, upon completion of this development, the developer will be required to Pay TIFs of approximately $31,291 (12,368 square feet x $2,530.11 per thousand). Based on the estimate that total TIF fees cover 32% of the impact on ma�or street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is approximately $97,784 ($31,291 = 32%). By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated proJ ect impact of $66,493 remains ($97,784 total impact - $31,291 estimated Traffic Impact Fee). Based on previous right-of-way acquisitions (approximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (approximately 14,300 square feet) may be approximately $42,900. Therefore, the requirement for dedication of street right-of-way associated with this proposal is easily proportional to the unmitigated traffic impact of the proposed development. MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT (R-25): The R-25 zoning district is designed to accommodate existing housin� of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses is permitted conditionally. Permitted Uses: Table 18.510.1. lists permitted, restricted, conditional and not-permitted uses in the industrial zoning districts. The applicant is proposing to develvp a daycare facility and associated on-site improvements. A daycare use may be approved conditionally in the C-P zone. Dimensional Requirements: The R-25 Zoning District standards are contained in Table 18.510.2. STANDARD R-25* PROPOSED Minimum Lot Size 6,100 sq. ft. Approx. 54,450 sq. ft. Minimum Lot Width 50 ft. Approx. 320 ft. Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & 20 ft. 90 ft. through lots - Side yard 10 ft. 51 ft. - Rear yard 20 ft. 28 ft. - Side of rear ard abuttin more 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 6 OF 24 restrictive zoning district 30 ft. 51 ft. - Distance between property line and garage entrance 20 ft. N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage [2] $5°�a 66% Minimum Landscape Requirement 15% 44% '` Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. [1] Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicant's proposal with the minimum dimensional standards of the R-25 zone. RECOMMENDATION: Based on the information provided above, Staff recommends the Hearings Officer find that the applicanYs proposal meets or exceeds the dimensional standards of the R-25 zoning district. LAND PARTITION APPROVAL CRITERIA Section 18.420.050.A states that a request to partition land shall meet all of the following criteria: The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated by the analysis presented within this Staff Report and through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are available, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The specific dimensional requirements of the underlying zone are discussed in detail later in this report. � The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The R-25 zoning district does not have a minimum lot width requirement, therefore, this criterion does not apply. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. As noted later in this report, the proposed partition satisfies the dimensional standards of the underlying R-25 zone. Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have alegally recorded minimum 15-foot-wide access easement. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 7 OF 24 The subJ'ect property fronts SW 130`h Avenue, SW Scholls Ferry Road, SW 135`h Avenue and SW Hawks Beard Road, all of which are public streets. The applicanYs preliminary plat indicates that both parcels will have more than 15 feet of frontage on at least one of these streets. Setbacks shall be as required by the applicable zoning district. The specific dimensional requirements of the underlying zone are discussed in detail later in this repo�t for the proposed Daycare facility. No development is proposed at this time for the 14 26-acre parcel. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and offered no comments or objections to the proposed partition. Where a common drive is to be provided to serve more than one 1 lot, a reciprocal easement which will ensure access and maintenance rights shal e recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have separate access to at least one of the four abutting public streets. Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. The requirements of this chapter are discussed in detail later in this report. The analysis provided therein demonstrates that the applicable criteria are satisfied outright or wilf be satisfied as conditioned. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain, the City shall require 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the Partition approval criteria are met outnght, or will be met as conditioned. CONDITIONAL USE Section 18.330.030 contains the following general approval criteria for a Conditional Use: The site size and dimensions provide adequate area for the needs of the proposed use; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 8 OF 24 � The proposed conditional use will be developed on a 1.25-acre parcel, rectangular in shape with dimensions of approximately 290 feet by 180 feet. The proposed 12,368 square foot facility will occupy 23°/a of the site. The proposal includes adequate parking as discussed later in this report and more than double the required landscaping. The total impervious surface area of the site will be 66%. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. The site's size and shape allow for development of the site without restriction. The site slopes gently to the south and includes no significant natural features. The location of the site at the intersection of an arterial street with a minor collector and surrounded by residential zoning and existing residential development is easily accessible and convenient to a large potential market of local residents. All required public facilities have adequate capacity to serve the proposal. All public facilities, including streets, storm and sanitary sewers and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The applicable requirements of the underlying R-25 zoning district are discussed in detail elsewhere in this report. The supplementary requirements set forth in other chapter of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the development code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a Children's Daycare: Minimum lot size shall be 5,000 square feet; The proposed development site is 1.25 acres in size and exceeds this minimum standard. Minimum setbacks shall be those of the applicable zone; The setbacks of the underlying zone are met as discussed elsewhere in this report. Height limitation shall be that of the applicable zone; The height limitation of the underlying zone is not exceeded as discussed elsewhere in this report. State certification shall be obtained in accordance with ORS Chapter 418; and A condition of approval requires that the applicant submit evidence of state certification to the City prior to issuance of a certificate of occupancy. Off-street parking shall be in accordance with Chapter 18.765. The off-street parking standards are met, as discussed elsewhere in this report. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 9 OF 24 RECOMMENDATION: Based on the analysis above and elsewhere in this report, Staff recommends the Hea�ings Officer find that the Conditional Use approval criteria are met outright or will be met as conditioned. CONDITION: Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. Access E ress and Circulation — Cha ter 18.705: 18.705.02 .A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and e�ress. 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 applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on SW 130`h Avenue. Within all attached housin� (exce pt 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; The proposal is a commercial development, therefore, this standard does not apply. 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 park�ng by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkway does not cross vehicle access driveways or parking lots. The walkway varies between 5 and 8 feet in width. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkwaxs shall be paved with hard surFaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 10 OF 24 ' TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs re uired 100+ 2 30' 24' curbs required or 1 50' 40' curbs re uired Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parkin� lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW 130ih Avenue. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 18 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. In staffs opinion, no additional truck traffic requirements appear to be necessary for a Daycare use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The subject property and adjacent property is zoned for residential use, therefore, this criterion does not apply. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.705, Access, Egress and are satisfied. Exce tions to Develo ment Standards — ha ter 18.730: Section 18.730.040.A. provides for additiona setback from specified roadways. To ensure improved light, air, and sight distance and to protect the Public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Southwest Scholls Ferry Road is an arterial street, which requires a 50-foot building setback from right-of-way (ROW� centerline. The applicant's site plan indicates that the ROW is 50 feet wide from centerline, the building is, therefore, setback more than required by this standard. Southwest 130`h Avenue is a Minor Collector Street, although it is not listed in Table 18.730.1. The applicant's site plan indicates that the ROW is 30 feet wide from centerline, the building is, therefore, setback more than required by this standard. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 11 OF 24 RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.730, Exceptions to Development Standards are satisfied. Landsca in and Screenin — Cha t r 18.745: Section 18. 45.020.A. states that the provisions of this chapter shall apply to all develo ment including the construction of new structures, remodeling of existin structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development proJ ects fronting on a public street, private street or a �rivate driveway more than 100 feet in length approved after the adoption of this t�tle shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The sub1'ect property has frontage on SW Scholls Ferry Road and SW 130`h Avenue. This proposal includes the partitioning of the subject site from the 15-acre parent parcel. On- site trees are proposed along both frontages, which staff believes will function as street trees and are appropriately spaced. The applicanYs landscape plan indicates that Sarg ent Cherry (Prunus Sargenti� is proposed as required street trees. According to the Western Garden Book, this species. has an upri�ht spreading growth pattern and reaches a height of 40-50 feet. This is consistent with a larg e tree as defined under Section 18.745.040.C.2, which requires a spacin of not more than 40 feet on center. The applicants landscape plan indicates that street �rees will be spaced approximately 30 feet on center. On both frontages, the applicant proposes to place the street trees on-site, rather than in the right-of-way. This is consistent with Section 18.745.040.C.1. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on ad�acent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The applicant proposes to develop a commercial Daycare facility on a site that is zoned R- 25. All ad�acent property is also zoned for residential use (R-7, R-12 and R-25). According to the above-referenced matrices, development in commercial zoning districts (and, by inference, development of commercial uses in other zones) requires buffering and screening from adjacent residential property at the D-1, D-2 or D-3 level. Buffering, but not screening is required where the site abuts public right-of-way. The "D" buffer standard requires a buffer 10-20 feet wide with trees, shrubs and a screen. The 20-foot buffer requires a hedge screen; the 15-foot buffer requires a fence screen and the10-foot buffer requires a masonry wall screen. The landscape plan indicates that a 10 to 15-foot landscaped area is proposed along the property's no►th and east boundaries, where public streets abut the site. Since no screening is required where right-of-way separates property, the applicant's proposal meets the buffering standards on these two sides. To the west and south, a 10-foot buffer is proposed. The west buffer is landscaped with groundcover and two trees. The south buffer contains a bioflitration swale at the base of a 3 to 4-foot retaining wall that will provide stormwater treatment for the site. Also, a chain-link fence is proposed on along the inside edge of the buffer separating the lawn and play area from adjacent properties and the on-site parking area. One tree is proposed adjacent to the retaining wall. The proposal does not fully meet the buffering and screening standards, but staff believes that with several modifications required as a condition of approval, the landscape plan will satisfy the intent. The applicant should install additional shrubs and trees spaced at 20- foot on center. In the biofiltration swale, shrubs should be installed along the edge of the 6/21/99 HEARING'S OFFICER PUBIIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 12 OF 24 ' swale to the extent that this does not interfere with the operation of the swale. The chain- link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: . 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; . Landscape planters may be used to deFne or screen the appearance of off-street parking areas from the public right-of-way; . Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; . Trees shall be planted in landsca�ed 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 minimum dimension of the landsca�e islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's landscape plan indicates that shrubs and trees will be provided around the perimefer of the parking lot. The proposed plantings appear to achieve the required balance between low-lying and vertical shrubbery and frees. Staff believes that the intent of the requirement to provide parkin� lot trees within landscape islands can be met in certain smaller Parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot contains 32 parking spaces, which would require 5 trees spaced evenly. The landscape plan indicates that eight perimeter trees are proposed to the north and east of the parking area and two to fhe south. The spacing of the trees is consistent with the "equal distribution" standard. However, the two trees to the south of the parking area are not directly adJ'acent to the parking area, they are separated by a walkway. Either these trees should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. Section 18.745.050.E.4. states that 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 placertient of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be provided at the western end of the parking area. The plan indicates that this area is to be enclosed with a � 5-foot 4-inch masonry wali, gated on the front side. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 13 OF 24 Mixed Solid Waste and Rec clable Stora e — Cha ter 18.755: Section 18.755.010.B. states that the mixe 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. Section 18.755.010.C.5.b. states that non-residential buildings shall rovide a minimum stora e area of 10 square feet, plus 4 square feet/1,000 square �eet gross floor area (GFA�for "office" and "other" uses. The total square footage of the proposed building is 12,368 square feet. A building this size is required to provide storage of 134 square feet (10 + (10 x 12.37) = 133.7). The applicant's site plan indicates that the proposed .trash enclosure will be approximately 8 feet x 15.5 feet (124 square feet). The trash enclosure should be enlarged to conform to this standard. RECOMMENDATION: Based on the above, Staff recommends the Hearings Officer find that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION: The applicant shall submit a revised �site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parkin — Cha ter 18.765 Section 18.765.0 0 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan and floor plan indicate that the proposed building will total 12,368 square feet of gross floor area and contain 15 classrooms. Tabte 18.765.2 states that the minimum parkin� requirement for a daycare use is 2 spaces per classroom. Based on the size of the building, this translates to a minimum parking requirement of 30 spaces (2 x 15 = 30). The applicanYs site plan indicates that 30 parking spaces are proposed. Section 18.765.030.B. states that the location of off-street parking will be as follows: . 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); . Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: � The site plan indicates that the furthest point of the parking area is within 115 feet of the building. Section 18.765.030.G. states that all parking areas shall be provided with the required number of Parking spaces for disabled persons as specified by the State of Ore�on Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The proJ'ect proposes 30 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 14 OF 24 ' Section 18.765.040.J. states that parking spaces along the boundaries of a parking lot or adjacent to interior landsca�ed areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the Parkin� stall. The front three feet of the parking stall may be concrete, asphalt or ow lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The site plan apPears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: . 8.5' x 18.5' for a standard space; . 7.5' x 16.5' for a compact space; and . As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; . The width of each parking space includes a stripe, which separates each space. The applicanYs site plan indicates that parking spaces are sized according to these standards. Although 14 spaces are only 18 feet long, an overhang is permitted and there is room in the abutting landscape area to accommodate a 6-inch overhang. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parkin� space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisle is at least 24 feet wide, except at the western end of the parking area where it is 23.5 feet. At this location the northern parking spaces are oriented at an approximately 75° angle to the access aisle. Table 18.765.1 permits aisle widths of 23 feet where 9-foot wide parking spaces are angled at 75°. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; The site plan indicates that a bicycle parking area will be provided approximately 70 feet from the primary building entrance. Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking sPaces. Single-family residences and duplexes are excluded from the bicycle parkin� requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a T�pe II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a daycare use must provide 1.5 bicycle parking spaces per classroom. The floor plan indicates that 15 classrooms will be provided. The bicycle- parking requirement is, therefore, 23 spaces (15 x 1.5 = 22.5). The site plan indicates that 11 bicycle parking spaces are proposed. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that 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: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 15 OF 24 . A minimum of one loading space is required for buildings with 10,000 gross � square feet or more; The applicanYs site plan indicates that a loading space will be provided. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION: The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Si ns — Cha ter 18.780: 18.780.130. states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall si�ns may not exceed five percent of the gross area of the wall face on which the sign is mounted; The applicanYs site plan indicates that a monument sign is proposed in the no�theast corner of the site, near the Scholls Ferry Road/SW 130th Avenue intersection. The proposed sign is 4'/Z feet high and has a face area of approximately 53 square feet. The sign is larger than is permitted in the R-25 zone. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.780, Signs are not fully satisfied but can be met through compliance with the condition of approval. CONDITION: The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Based on a review of the site plan, which is drawn to scale, it can be determined that the clear vision area associated with the Scholls Ferry Road/SW 130`h Avenue intersection is unobstructed. The proposed monument sign is located outside the 35-foot vision clearance area. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.795, Visual Clearance Areas have been met. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 16 OF 24 ' Street and Utility Improvement Standards — Chapter 18.810 Streets TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four public streets: SW Scholls Ferry Road, SW 135'n Avenue, SW 130`h Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a part of the development of either parcel, street trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. Washington County is requiring additional right-of-way dedication to provide 61 feet from centerline where 50 feet now exists. SW 135`h Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 130'h Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, partial street improvements to include the street trees and sidewalk will be necessary. SW Hawksbeard Street This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is developed, the north half of this street will be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130`h Avenue, and SW 130'h Avenue at the proposed site driveway into Parcel 1 �Knowledge Beginnings). The study found that this development woufd generate approximately 956 new daily trips to the roadway system. During the AM Peak Hour, 153 trips are expected, however 115 of those trips are considered "pass by" trips, which means these are tnps alread y on the roadwa y s ystem, but will sto p at this facilit y on the wa y by. During the PM Peak Hour, 159 trips are expected, with 119 of those considered pass by tnps. The study indicates that with the additional trips, the Scholls Ferry Road/130`h Avenue intersection will operate at Level of Service (LOS) B or better, and the 130th Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional offsite transportation improvements are warranted as a result of the development on Parcel 1. Water There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 199�00002-KNOWLEDGE BEGININGS PAGE 17 OF 24 Sanitary Sewer There is an existing 8-inch public sanita� sewer line located in SW 130`h Avenue that is available to serve tFiis site. The applicant s plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. Storm Drainage There is an existing storm drainage line in SW 130�h Avenue that is available for this site. The applicanYs plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction S{andards (adopted by Resolution and Order No. 96-44) 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 USA 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 applicanYs plan indicates that they will provide an onsite biofiltration swale to treat the storm water. The preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the pro�ect and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control USA Design and Construction Standards also regulates 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 USA regulafions, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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 underg rounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further broken down as follows: Parcel 1: 198 lineal feet Parcel 2: 1,053 lineal feet. The resulting fees for both parcels would, therefore, be: Parcel 1: $ 5,445 Parcel2: $28,958 Address Assignments � The City of Tigard is responsible for assigning addresses for pa�cels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 18 OF 24 ' ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: . Located to preserve existing trees, to�ography 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. The site of the proposed development includes no significant natural features. There is one existing tree that will be preserved. The natural topography slopes gently to the.south and this natural drainage pattern will be preserved. The proposed building will be oriented so that the outdoor play area is to the south, where it will receive maximum solar exposure. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As noted above, there is one existing trees on the site that will be preserved. Exterior elevations: Section 18.360.090.A.3.a. states that along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet. The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Buffering,-screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that 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: The proposal involves a commercial daycare use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this repor�. Section 18.360.090.A.4.b. states that 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 s�stems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: . What needs to be screened; . The direction from which it is needed; . How dense the screen needs to be; . Whether the viewer is stationary or mobile; and . Whether the screening needs to be year around. The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that 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; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 19 OF 24 The proposal is a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be desi�ned 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 The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-famil�r use: Section 18.360.090.A.7.a. states that in addition to the reyuirements 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. The proposal is for a commercial daycare use. This section related to residential development only and, therefore, is not applicable. Section 18.360.090.A.8. states that where landfill and/or development is allowed within and ad�acent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient o�en 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be desi�ned so that public areas such as streets or public gathering places, semi- public areas and private outdoor areas are clearl� defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: . A deck, patio, low wall, hedge, or draping vine; • A trellis or arbor; . A change in elevation or grade; . A change in the texture of the path material; • Sign; or • Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approach to the building entrance provides a clear corridor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that all four buifding elevations are provided with a number of windows. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 20 OF 24 ' 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 applicanYs site plan indicates that two double-fixture light poles are proposed for the parking area. The Tigard Police Department reviews lighting plans and provides comments on development proposals. No comments o� ob�ections were received regarding this project. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall be based on the following: . The location of other transit facilities in the area; and . The size and type of the proposal. Southwest Scholls Ferry Road is served by Tri-Met and there are several bus stoPs in the vicinity. The closest is at the intersection of Scholls Ferry Road and SW 130`h Avenue. Tri-Met had the opportunity to review this proposal and did not recommend any additional transit-related improvements in con�unction with this project. Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: • 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 . A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 44% of the site in landscaping. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Section 18.360.090.A.15. states that all of the provisions and regulations of the underlyin zone shall apply unless modified bx other sections or this t�tle, e.g., Planned �evelopments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the approval criteria of Chapter 18.360, Site Development Review are satisfied outright or can be met as conditioned. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 21 OF 24 SECTION V. OTHER STAFF COMMENTS The City Building Division has had the opportunity to review the proposal and has offered the following comments: • Retaining wall exceeding 4 feet requires engineering and permit • Gates required in the 6-foot fence to provide fire fighter access • Provide fire truck access to within 150 feet of all exterior walls • A manual fire alarm system is required • An automatic fire sprinkler system is required • Connect roof drains to storm system • Provide a FDC (Fire Department Connection) within 70 feet of a fire hydrant • Locate a fire hydrant within 250 feet of all exterior walls • Submit a fire flow work sheet • Provide a hydrant flow test for each fire hydrant The City Water District has had the opportunity to review the proposal and has offered the following comments: • As indicated on the plans a proposed fire sprinkler system is requested for the building. The DDCV assembly shall be located on private property at the nght-of-way. Minimum of double check valve assembly to be located directly behind the water meter (property line protection). The City Police Department has had the opportunity to review the proposal and has offered no comments or ob�ections: SECTION VI. AGENCY COMMENTS Unified Sewera�e Agency (USA) had the opportunity to review the proposal and has offered the following commenfs: SANITARY SEWER: Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unifred Sewerage Agency's Constructron Design Standards, July 9996 edition.) Engineer should verify that public sanitary sewer is available to uphill adjacent prope�ties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer to provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel). Developer must preserve a 25-fot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. EROSION CONTROL A Joint 1200-C erosion control permit is required, when the parent parcel develops. 6121/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 22 OF 24 ' Sfaff Comment: If a Sensitive Area exists in the southeast corner of the parent parcel, preservation requirements will be assessed when a development proposa!is submitted at the City for review. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development ad�acent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a Pro�ect and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this develo�ment proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional requirements may be identi�ied as a result of the Traffic Analyst's review. REQUIRED CONDITIONS OF APPROVAL PRIOR TO FINAL APPROVAL OF THE PARTITON PLAT BY THE CITY OF TIGARD: The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of SW Scholls Ferry Road and SW 130 Avenue. 3. Provision of a non-access reservation alon SW Scholls Ferry Road frontage, except at existing and proposed access poin�(s) approved in conjunction with tF�is land use application. PRIOR TO FINAL OCCUPANCY The final plat, inclusive of all requirements under 1.A., above shall be accepted by and recorded by Washington County. COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations are sub�ect to the disc�etion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, • a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Daycare Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Staff Comments: The above required Washington County conditions of approval have been incorporafed with Stafif's recommended conditions of approval for this project. 6/21/99 HEARING'S OFFICER PUBL�C HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 23 OF 24 The City of Beaverton, Beaverton School District, Tigard/Tualatin School District, Tri-Met, GTE and NW Natural Gas were given the opportunity to review this proposal and submitted no comments or objections. i June 14. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner � ; � � June 14. 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager �- i:\cu rpinlmjrVcu p\cup99-02.rpt 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002—KNOWLEDGE BEGININGS PAGE 24 OF 24 �� � i" i" i" /" � �- �� oU�EVPR�/ �E,.�,K a '� �s F�PR�( B �x Y� � s� S�N��' ,�,��,m , '-'"�E, � Z E� .�. O � �E„r� - ' , o /� DRAM.MO !EJ 6 f[) IL ' ��E LKNi � � _' "" �� '^ /. ��� '" i7\� 16 I �/� "_Q/ �'"_ � {� — VF)UOEKMIO �•• ____ ¢ � 411T ' 1 a '�� __. — b�a 9 � � �'/ r^. _ _ _- __"„'lv•.,_" �ELOC� uil crtr a � !)J1' �� 1 i� __ �i� �� ♦ .—�- . 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(I 4.2 S Acres) SITE PLAN � CUP 1999-00002 EXHIBIT MAP N KNOWLEDGE BEGINNINGS ma is not to sca�e DAYCARE CENTER 1 P I - !- � - � � U = � F G.� � ceocn�PHic ir�roau�riow svs*cu I Q � LN W COMBINE gT 0� G � 'i � < � VICINITY MAP a J SNO � Y v3i SHOE GLEVEI�+ND OTTER � � � � � � � � (,�, � � TAIL LN TARP CUP 1999'oOOO� O n = — F � � � � � � � � 0 M ��� � 9��ti �°� , P Y KNOWLEDGE W ��e �� ~r ��aR BEGINNINGS �' oa' ee�� � ^ �.,- Ny T , �� �°�`S c ° DAYCARE ��� , S�N � ao ab ao av � � "� �' � ��y CENTER , V �� � � SpR�NG �� w v d� � � Q' � r-� ��' `S�R � �- �� SW HAW K'S RO _ / — -a_ 3EARD� rl ST S -- - - -� �' H FE - �� � e �,, o� SUBJEC �, SITE NWAY � ; ; < . # � ' '� I F = � � r�i 0 200 400 800 Feat � i I � 7'=473 feet �� t � �ai�' � I m � W A _ �� City of Tigard d+ � Information on this map is(or penerel location ooy md I gR���Y � 'YQ k�ouW be veriRed wflh Ne Devsbpmsnl Ssrvicss Divi�ion. , 13125 SW Nall Blvd � LAKE Tipard.OR 97223 O � (503)639-4171 _._ .. , _ 2 - �a� -y --- httpJMww.ci.liqard.or.us Community Development Plot date: May 17, 1999;C:lmagicUNAGIC03.APR CITY OF TIGARD Community�DeveCopment SriapingA Better�'ommunity PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY. JUNE 21. 1999 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): CONDITIONAL USE PERMIT[CUPI 1999-00002 MINOR LAND PARTITION [MLPI 1999-00003 FILE TITLE: KNOWLEDGE BEGINNINGS DAYCARE CENTER APPLICANT: Hulsey Development Company OWNER: Burt Grabhorn Attn: Michael Hulsey 11493 SE 82"d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 REQUEST: Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two (2) parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is locate� at the southwest corner of the intersection of SW Scholls Ferry Road and SW 130 Avenue. WCTM 1 S1 33AC Tax Lot 08000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 Decision Making Procedures); 18.420 (Land Partitions); 18.510 Residential �oning Districts ; 18.705 (Access, Egress and Circulation); 18.730 Exceptions to Development �tandards) 18.745 (Landsca ing and Screening); 18. 55 Mixed Solid Waste and Recyclable Storage); 18.765 �Off- Street Parking); 18.780 �Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTEO IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503)639�171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. CUP 1999-000�2/MLP 1999-00003 NOTICE OF 6/21/99 HEARINGS OFFICER PUBLIC HEARING KNOWLEDGE BEGINNINGS DAYCARE CENTER ANYONE WISHING TO PRESE. WRITTEN TESTIMONY ON THIS P 'OSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JUNE 1, 1999, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6)). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Mark l.Roberts AT (503)639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. r�w�.� sr . . .o . . � . nca}"" �M.µ � �'ca�erv��'__ �� . �I�`` cxiown�C`l ...........>...o.....,. i 5 �a � �. � - . ' �g � ;, -� � ICINITY MAP �-- � --- - _ ' �`�� � � �� � -� - -��-- -�-- �� �- ' -_______ —����� ' � U-���" CUP 1999-00002 �_,� __ � , � T � _1"� ________ = � ,�j KNOWLEDGE -�� � '"� �� BEGINNINGS 'E��-� � '� ' g DAYCARE ---__ ,� " ��' � CENTER � LL _YYD � / f � � � // �__ __HAw�cS � - �_._�'._ -.,�_. � 6f � . r—{ � �SUBJEC � �T. �� � � � �,SITE � — � �� — —$? � _ _— ^�� � . N -- /� , ; � ,. ,, � , - i �--'_� =T� �' �� F ,..n.� � �\\ � ,� �`. _._� _ _��� 1 \I /��� C��T� � i L � r � d� M!� . ,- 4 ..`r�' , ,�--T---. � ,_. . 1.. *T. u"E � �;� � � -'^ ----- ' . .. -a:_,'�Tt -��-1-,-I� '1:����� ...._e....- CUP 1999-00002/MLP 1999-00003 NOTICE OF 6/21/99 HEARINGS OFFICER PUBLIC HEARING KNOWLEDGE BEGINNINGS DAYCARE CENTER - REQUEST FOR COMMENTS CITY OF TIGARD �'ommunity�De�c.efopment ShapingA�etter Community DATE•. M8Y 18,1999 j�U L�' (n r f� � � RECEIVE�P�NN�NG � ( T0: lulia Huffman,USA/SWM Program ' M�,,, 1 ? , ;,;\; �( ; � ;.�.� � JUN 07 1999 FROM: City of Tigard Planning Di�ision ��� GITY OF TIGAR� STAFF CONTACT: Mark l.Roberts,Associate Planner Phone:1503 /Fax: [5031684-7291 CONDITIONAL USE PERMIT[CUPI 1999-00002/MINOR LAND PARTITION[MLP)1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER Q The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130`h Avenue. WCTM 1 S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLtCABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Viciniql Map and ApplicanYs Statement 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: IUNE1,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by ihe adoue 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. _ Written comments provided below: ��'lease prav�de tFee foc�wtng info�cton)Name of erson sl ommentmg: � _ , / (.� "3 -�y Phone Number[sl: - - �j a� . CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS , UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: June 3, 1999 TO: Mark J. Roberts, City of Tigard FROM: Julia Huffman, USA � � SUBJECT: Knowledge Beginnings Daycare Center, CUP 1999-00002,MLP 1999-00003 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the develop�nent should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. EROSION CONTROL A joint 1200-C erosion control permit is required, when the parent parcel develops. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 � REQUEST FOR COMMENTS►ECEIVED PLANNIN�ITY OF TIGARD Community�17evefopment �AY 2 6 ��'gA�etterCommunity DATE: May 18,1999 GITY Ur t i�AKa T0: loy-6ay Pahl,Beauerton School Districi#48 Demo9raphics a Plannin9 Departmeni FROM: City of Tigard Planning Di�ision STAFF CONTACT: Mark l.Roberts,Associate Planner Phone: [5031639-4111/Fax: [5031684-T291 CONDITIONAL USE PERMIT(CUPI 1999-00002/MINOR LAND PARTITION[MLPI 1999-00003 ➢ NNOWLEDGE BEGINNINGS DAYCARE CENTER Q The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130`h Avenue. WCTM 1 S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the SitC Plell,Yicinity Map and ApplicanYS StetCIllCllt 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: IUME 1,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the abo�e 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: xx We have reviewed the proposal and have no objections to it. Please contact of our o�ce. Please refer to the enclosed letter. _ Written comments provided below: No student impact on Beaverton School District. �2�a.�e pr�i�e the focio��g tnfo�at�on) ame o Person s ommenvng: Steve Ladd/Jo -Ga Pahl Phone Number[sl: 5 91-4 319 CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINN�NGS DAYCARE CENTER REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community 1�eveCopment R���,�����j�ommunity DATE: May 18,1999 T0: ACTIN6 BUILDING OFFICIAL MaY 2 g 1999 CJTY Ur�i�HHG FROM: City of Tigard Planning Division STAFF CONTACT: Mark l.Roberts,Associate Planner Phone: [5031639-4171/Fax: [5031684-T29i CONDITIONAL USE PERMIT[CUPI 1999-00002/MINOR LAND PARTITION[MLPI 1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER � The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130`h Avenue. WCTM 1 S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 {Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the SItC PI811,Vicinity Map and AqplicanYS StetC111Cl1t 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: IUNE 1,1999. You may use the space provided below or attach a separate letter to return your comments. If you ere uneble to respond bY the abOYe dete, 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: M �r�y _ We have reviewed the proposal and have no objections to it. ,� o < < � _ Please contact of our office. �=, � _ Please refer to the enclosed letter. _ Written comments provided below: ��� 1�/'�'AIN11V(r ti.�LL P f� �r r��r,- -s y ��<� r^i1 P� s , ��s}-i � i � / ��iY • "f." (,�� �7.D'f'Pl l�r/il+ IrlN /ln � � .�-IhI T � �f1YVY�H1 �I�' Il .1��5�.. � t � r11_ , ��� �r�v i� ��i^� �'�� c /� et � ri r� f� �,. ��ti,�y, ��'r � d � ��l rx�ir ,�or �,.A 1)J �ti� � M�4NU�41 Fir�� �lt�nr. t�, rtr,r- I�� ��� �.,� . _Tl lviki� � FH k.f+biY. �S'�" � � (� rv S rh ,� n) l F'•t�Y r r d r w A 1�S �) rf� TI 'T" �C1 S , ` , �� ��� �..� 1 G F �ICC rl�w �U ''I< <LT r c � � Ar.ar; , �� t �1. f f-�r�►.. J �x � � ,/ 1� r�v� i � ! �.c r�n � rlC�w ^r� f � �..� � r� �l � .� W���. ?r .s !� ��Please provufe t(ce fo����nfo�t�on)Name of Person[sl ommentmg: � L v '� 1 Phone Number[sl: , � CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS e ' REQUEST FOR COMMENTS CITY OF TIGARD Community�1�eveCopment S�apingA BetterCommunity DATE: May 18,1999 RECEIVED PLANNING T0: Michael Miller,Operadons Utllity Mana9er MAY 2 5 1999 FROM: City of Tigard Planning Di�ision CtTY OF TIGARp STAFF CONTACT: Mark!.Roberts,Associate Planner Phone: [5031639-41T1/Fax: [5031684-1297 CONDITIONAL USE PERMIT[CUP]1999-00002/MINOR LAND PARTITION[MLPI 1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER Q The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130th Avenue. WCTM 1 S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Slte Plan,YICIIII�11 Mep end AppllCellt's statement 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: IUNE 1,1999. You may use the space provided below or attach a separate letter to return your comments. If Y0118rC u118bIC t0 rCSp011d b➢t11C 8d0uc dBtC, 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. y�" Written comments provided below: ,�3`� %/v����f< �' i�f.!� (�v !'l l� /- 7��J{ ✓�' �/r-U��S�✓� �ii'� >�/N�CL�/c'_ �'y�TC/''9 ''� /c�c'.!<ll-s':��``� �D�l.� T�lE. �cc��ni� �'� �E L�L7C' 1/ /i3�E,'y'ljL�9 4�/�Pi.L ,8E Goci9r�,n �ni �'/Civ�9TE- ���J��7t1�7�/� �l�2l�T Ga� K1�'7 ����^I//1i1 il111 Lt� �CIt�LE L�fd�L� 1/i¢li(/� /Sf���19�y �� �E [_,1x"-�"d 7 C` ^ �.�!�L�L 7"l �/ ���f✓'/' /./> �� L•��T�/� /�+'�Er��L �2-r�P�/�7'`7��2C�Tr`L71�-/`�). �rPlease pravide the fol�wirrg:nfor►r�rion�Name of Person[sl ommenting: /�c:�_ �'� �.�_- Phone Number[sl: � �r;��; CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community<7UeveCopment ,�(������'��tmunity DATE: May 18,1999 T0: lim Wolf,Tigard Police Department Cnme Preventlon Officer MAY 2 4 1999 CITY OF jIGARD FROM: Cit�of Tigard Planning Division STAFF CONTACT: Mark l.Ro6erts,Associate Planner Phone: [5031639-41T1/Fax: [5031684-7291 CONDITIONAL USE PERMIT[CUPI 1999-00002/MINOR LAND PARTITION[MLPI 1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER � The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130th Avenue. WCTM 1S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions}; 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Sltc Plen,Vicini�l Map and Applicant's Statement 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: JUNE 1,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the aboue 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. PL SE CHECK THE FOLIOWING 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. _ Written comments provided below: ��Please pro-vufe the fo�ng info�t:on� ame o Person[s ommen�ng: � ,,10�,� W Phone Number[sl: y.'�D CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD �'ommunity<DeveCopment ShapingA Better Community DATE: Ma]I 18,1999 RECEIVED PLANNING T0: lori Dornell,US West Communicadons En9ineering JUN 0 3 1999 FROlN: City of Tigard Planning Diuision CtTY OF TiG�+� STAFF CONTACT: Mark l.Roberts,Associate Planner Phone: [5031639-41n/Fax: [5031684-T297 CONDITIONAL USE PERMIT[CUPI 1999-00002/MINOR LAND PARTITION[MLPI 1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER � The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130th Avenue. WCTM 1S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the 51iC PI811,Vicinibl Map and ApplicanYs 5tatement 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: IUNE 1,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond b]I the aboue 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. � Written comments provided below: �1�V\ \N� � V�)�S� �TC.rK-F-��. {��7 (2Cease provide tFie foQ'o�cving infornration�Name of Person[sl ommendng: � ��` � ��� Phone Number[sl: s a � c� CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS WASHINGTON COUNTY, OREGON /�� DepaRment of Land Use and Transportation,Land Development Services � 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)648-8761 •FAX:(503)681-2908 May 28, 1999 Mark Roberts, Associate Planner FAX: 684-7297 City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 RE: Knowledge Beginnings Daycare City File Number. CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC /8000 Location: SW Sholls Ferry Road at 130`�'Avenue Applicant: Hulsey Development Company LLC � � � � � — �-- '��: ,�Q ', �' i Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffc Analyst. Please note that additional recommendations may be identified as a result of the Traffic Analysf's review. County Transportation Review May 28, 1999 Page 2 REQUIRED CONDITIONS OF APPROVAL I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OFTIGARD: A. The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the interectien of SW Scholls Ferr,� Rca�+ and SW 130�'Avenue. 3. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. II. PRIOR TO OCCUPANCY: A. The final plat, inclusive of all requirements under I.A., above, shall be accepted by and recorded by Washington County. III. COUNTY RECOMMENDATIONS: (Please note: Requirements identified within this letter are considered by the County to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 844-8131. �,�� ` `� - � Anne LaMountain Associate Planner c: Phil Healy,Senior Planner,Land Development Services Doug Norval,Traffic Analyst 8 Ju�ia Wellner,Engineering Associate Carolyn Cook,Associate Planner,Assurances Linda Rigutto,Survey Division Transportation File Desk File Hulsey Development,PO Box 8600,Bend,OR 97708 F:�SheredY.DS5WP5HARE�TRANSPITIGW�wvBephCOMM.doc � . � ��. 9 . �;' �, The box labeled "Calculations is where the calculations are shown. a -. >' ,'�. The formula is: Basis X Weekday Average Trip Rate X Land Use Catagory Trip Rate. (The Land Use Catagory Trip Rate number is taken from the box slected at the upper left box of the worksheet. Example: The applicant proposes construction of a 350,000 square foot shopping center. ; Using the TIF table locate the catagory for a 350,000 square foot shopping center. The T.G.L.S.F. is the thousand gross leasable square feet of the 350,000 square foot building = 350 The Weekdav Average Trip Rate for a 350,000 square foot shopping center according to the TIF table = 45.66 The Land Use Cataqorv Trip Rate is the number for the "Business and Commercial" catagory = 39.00 350 X 45.66 = 15,981 (project trip generationl Then take the 15,981 X 39.00 = 623,259 (total fees) This is how the total fee is calculated. The next step is to determine how much of the fee is placed in the Transit Amount box and the Road Amount box. First, figure the transit amount by using the weekday average trip rate X 12. 15,981 (project trip generation) X 12 = 5191,772 (TIF-MT) To figure the road amount subtract the transit amount from the total fees calculated. 623,259 minus 191 ,772 = 5431 ,487 (TIF-C) When figuring for an institutional use that has a weekdav and weekend average trip use the following formula: (weekday ave. trip X 5) + (weekend ave. trip X 2) divided by 7 - , ; � _ 'S -= � , - � _ �(.�� •3� � ' ����6( �b ��� �2� � C�Mt�C�`�l. �( -�p � � 1 �,���� _ ��� ��.f��d � ' ,s _ � G_ :;� . �� . :�;�;�,,., -_,,�� ._ . ,.:..��..-�....-,,.,x._�.-.��..�_ ___ .... _�.�...,_v.---•�- - �.w... - v....-_.�.,�::..,_.,..r....,�..�:�::�.� - � ' - �. - � _. y'J , Example: � The applicant proposes to build a 12,000 square foot chruch. (7.70 X 5) + (18.18 X 21 = 74.86 � 74.86 divided by 7 = 10.69 (total trip rate) ti i Now, take the T.S.G.F. (12) X the trip rate (10.69) X the land use cataaorv (64.00) ` 12 X 10.69 X 64.00 = 58,209.92 (total fee) � In the case of change of use from a previous use such as a retail store to a restaurant, ; a TIF credit is applied to the new construction. First, figure the trips generated for the existing use. Then figure the trips generated for the new use. Subtract the existing trips from the new use trips to determine the total trips. The new total of trips generated is the number used to calculate the fees. ; � i , , MEMORANDUM CITY OF TIGARD, OREGON DATE: June 9, 1999 TO: Mark Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer�� RE: CUP 1999-00002/MLP 1999-00003, Knowledge Beginnings Daycare Description: This application will include a partition of a 15.5-acre site into two parcels, with a CUP request for one parcel to be 1.25 acres. The 1.25-acre parcel, which will be referred to in my comments as Parcel 1, is proposed to be a daycare facility. This site is located at the southwest corner of SW 130th Avenue and SW Scholls Ferry Road (WCTM 1 S1 33AC, Tax Lot 8000). Findings: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four public streets: SW Scholls Ferry Road, SW 135th Avenue, SW 130th Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a part of the development of either parcel, street trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. No additional right-of-way dedications will be necessary. SW 135th Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 1 exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 930th Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary. The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, partial street improvements to include the street trees and sidewalk will be necessary. SW Hawksbeard St�eet This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is developed, the north half of this street will be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130th Avenue, and SW 130th Avenue at the proposed site driveway into Parcel 1 (Knowledge Beginnings). The study found that this development would generate approximately 956 new daily trips to the roadway system. During the AM Peak Hour, 153 trips are expected, however 115 of those trips are considered "pass by" trips, which means these are trips already on the roadway system, but will stop at this facility on the way by. During the PM Peak Hour, 159 trips are expected, with 119 of those considered pass by trips. The study indicates that with the additional trips, the Scholls Ferry Road/130th Avenue intersection will operate at Level of Service (LOS) B or better, and the 130th Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional ofFsite transportation improvements are warranted as a result of the development on Parcel 1. 2. Water: There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 2 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW 130tn Avenue that is available to serve this site. The applicant's plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. 4. Storm Drainage: There is an existing storm drainage line in SW 130th Avenue that is available for this site. The applicanYs plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA 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 applicanYs plan indicates that they will provide an onsite biofiltration swale to treat the storm water. The preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the � site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 3 6. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Scholls Fe�ry Road. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further broken down as follows: Parcel 1: 198 lineal feet Parcel 2: 1,053 lineal feet. The resulting fees for both parcels would therefore be: Parcel1: $5,445.00 Parcel2: $28,958.00. 8. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Senrice Boundary (USB). For parcels within the USB, an addressing fee in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: Note: Unless otherwise noted, the staff confact for fhe following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this project to cover the installation of sidewalk, street ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 4 trees and the new driveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30.00. 5. The applicant's public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare project. 6. The applicanYs construction plans shall indicate that they will construct the following frontage improvements along SW 130th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 7. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 5 maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 8. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 9. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 10. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facitity to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 11. Prior to a final building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: Parcel1: $5,445.00 Parcel2: $28,958.00. 12. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 6 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: 13. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and Counry have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. \\tig3331usr1deptsleng�bria n r�commentslcup 1999-000028m1 p1999.00003.bdr.doc ENGINEERING COMMENTS CUP 1999-00002 Knowledge Beginnings PAGE 7 WASHINGTON COUNTY, OREGON /�� Department of Land Use and Transportation,Land Development Services . �1�� 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)648-8761 FAX:(503)681-2908 Revised: July 1, 1999 . (Original Comment Dafe: May 28, 1999) Mark Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 684-7297 RE: Knowledge Beginnings Daycare City File Number. CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC /8000 Location: SW Sholls Ferry Road at 130�'Avenue Applicant: Hulsey Development Company LLC � � � � �� — _ �c�lf�- -= .��.� :�-:__ _ .�:. .i Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-4 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. REVISED COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and fo apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for County Transportation Review July 1, 1999 . Page 2 a safety review by the County Traffic Analyst. Please nofe that additional recommendafions may be identified as a result of the Traffic Analyst's review. REQUIRED CONDITIONS OF APPROVAL - REVISED I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OF TIGARD: A. The following shall be represented on the final plat: 1. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. II. PRIOR TO OCCUPANCY: A. The final plat, inclusive of all requirements under I.A., above, shall be accepted by and recorded by Washington County. III. COUNTY RECOMMENDATIONS: (Please note: Requirements identified within this letter are considered by the County to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 844-8131. _� , , (; , /� ��� ,� �� �� �-_ -Anne LaMountain Associate Planner c: Phil Healy,Senior Planner,Land Development Services Doug Norval,Traffic Analyst&Julia Wellner,Engineering Associate Carolyn Cook,Associate Planner,Assurances Linda Rigutto,Survey Division Transportation File Desk File Hulsey Development,PO Box 8600,Bend,OR 97708 \1LUT11DATA1SharedlLDSSWPSHARE\TRAN S PITIGUCnowBegin RvsdCOMM.doc • JUL-01 99 09:19 FROM:WASHCO LAN� OEV SERU 503-661-2906 TO:��� 664 7297 PAGE:01/02 WAS�HINGTON COUNTY, OREGON • /�—� Depa�tment of land Use anQ Transportatron,land Development Services ^���7 155 North First A�enue,Suite 350-13,Hillsboro,Oregon 97124 � (503)648-A761 FAX;(503)681-290B Revised: July 1, 1989 � (Origina� Comment Date: May 28, ?999) Mark Roberts, Associate Planner City of T�ga�d Pla�ning Division 13125 SW Hall Boulevard Tiga�d, OR 97223 FAX: 664-729? RE: Knowledge Beginnings Daycare City File Number. CUP 1999-00002, MLP 1999-00003 �, �� Tax Map and Lot Number. 15133AC ! 8000 ���� , , , ; Location: SW Sholls Ferry Road at 130`"A�enue �Y � G�` Applicant: Hul�ey De�elopment Company L�C � ��v ` �.��,�1�� C Q a � d_` � � �`�� �o� �'�1 . � — � . ����' _ .�.,�-�=,�� ,;�a � f �Y ` � U Washington County Department of Land Use and Transportation has reviewed this develapment application and submits the following camments and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-4 Major Arterial. NOTE: A pre-existing dri�eway which is part of a redeveloping site is subject to County review and conditions for access approval. REVISED COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County r�eserves the righ� to require further review and to apply additronal conditions if fufure plan revisions propose any access to SW Scholls Fe�ry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&� 86-95. Calculated trip generation of this develapment and current usage levels of SW Schalls Ferry Road at this location do exceed these limits, therefore this development proposal, as we11 as a copy of the Traffic Analysis prepared �or the City of Tigard, have been forwarded far • JUL"-0i 99 09:19 FROM:WASHCO LAN� �EU SERV 503-661-2908 TO:�^� 6B4 7297 PAGE:02�02 County 7ransportation Review , July 1, 1994 Page 2 • a safety review by the County Tra�c Analyst. Please nore that additional recommer�dations may be ider�fified as a result of the Tra�c Analysr's review. REQUIRED CONDITIONS OF APPROVAL -REVISED I. PRIOR TO FINAL APPROVAL OF THE PARTITION P�AT BY THE CITY OF TIGARD: A. The following shall be represented on the final plat: 1. Provision of a nan-access reserr�ation along SW Scholls Ferry Road frantage, except at existing and proposed access point(s) approved in conjunction with this land use application. II. PRIOR TO OCCUPANCY: A. The final plat, inclusive of all requirements under I.A., abave, shall be accept�:d by and recorded by Washington County. III. CpUNTY RECOMMENDATIONS: (Please note: Requiremenfs identified within this letter are considered by the County to be mandatory safety improvements. The foliawing Recommendations are subject to the discretion of the Ciry), A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests appraxima�tely 980 trips based on ITE code # 565 {Day Care Center}. As previously stated, a copy of the �pplicant's t�affic study (as requested by the City), has been forwarded to the County l"raffic Analyst for comment. Please cansider any recommendations submitted 6y the County Traffic Ana{yst for mitigation of possible impacts to SW Scholls Ferry Road. 8efore the City issues its Final Notice of Decision, please allow the County to re�iew and acknowledge a draft of the City's conditions. Additionally, please send a copy of the stibsequent Final City Notice of Decision and any appeal information to the Counry. Thank you for the opportu�ity to comment, lf you have any questions, please co�tact me �at 844-8131. /'�,� r l . � �� ., "�_. .' `> c {�-- '"Anne LaMount in Assaciate Planner c: Phil Mealy,Senior Planner, L�nd De�ebpment Servir�s Doug Norval,7raffic Analyst&Julia Weliner,Engineering Assouate Caralyn Cook,Associata Planner,Assurances Linda Rigutto,Survey Division 7ransportation Fila desk File Hulsey Devebpment,PO Box 8600,Bend,OR 97708 9LUT11DATAISharc�dllDS�WPSHAR E�TRANS P1TIG�KrwwBeguiRvsQCOMMAoc ' RECEIVED PLANNING JUL 2 0 1999 WASHINGTON COUNTY, OREGON �� � Department of Land Use and Transportation,Land Development Services C�N OF T��� �� - 155 North First Avenue,5uite 35D-13,Hillsboro,Oregon 97124 � (503)648-8761 FAX:(503)681-2908 REVISED JULY 19, 1999 (Origina! Comment Date: May 28, 1999) Mark Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 684-7297 RE: K�awl�dg� Beginning� Daycare City File Number: CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC /8000 Location: SW Scholls Ferry Road at 130�h Avenue Applicant: Hulsey Development Company LLC � � � � �,�r ( � � '!.-1�?�1�.. __ � _ __ �,�-�:._;;�.- _-:�< � �, � Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development adjacent to SLn�Scholls Fe�ry Road, a C�unty-maintained A-4 Ma�or Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. REVISED COMMENTS 1. The applicant is not proposing access to SW Scholls Ferry Road at this time. The County reserves the right to require further review and to apply additiona!conditions if future plan revisions propose any access to SW Scho//s Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for County Transportation Review July 19, 1999 Page 2 a safety review by the County Traffic Analyst. Please note that additional recommendations may be identified as a result of the Traffic Analyst's review. CONDITIONS OF APPROVAL - REVISED I. COUNTY RECOMMENDATIONS: (Please note: Requirements are considered by the County to be mandatory safety improvements. The following Recommendations are subject to the discretion of the City). A. Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Day Care Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Fe�ry Road. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 844-8131. �/���. Phil Healy Senior Planner c: Anne LaMountain,Associate Planner,Land Development Services Doug Norval,Traffic Analyst&Julia Wellner,Engineering Associate Carolyn Cook,Associate Planner,Assurances Linda Rigutto,Survey Division Transportation File Desk File Hulsey Development,PO Box 8600,Bend,OR 97708 \\LUT1\DATA\Shared\LDS\WPSHARE\TRANSP\TIG\KnowBeginRvsdCOMM.doc � REQUEST FOR COMMENTS CITY OF TIGARD ' Community�I�e�i�eCopment S�apin9A BetterCommunity DATE: MaY 18,1999 T0: PER ATTACHED FROM: City of Ti9ard Plannin9 Division STAFF CONTACT: Mark l.Roberts,Associate Planner Phone: [5031639-4171/Fax: [5031684-7297 CONDITIONAL USE PERMIT[CUPI 1999-00002/MINOR LAN�PARTITION[MLPI 1999-00003 ➢ KNOWLEDGE BEGINNINGS DAYCARE CENTER Q The applicant has requested Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 15.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is located at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130th Avenue. WCTM 1S133AC Tax Lot 8000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the SItC PI811,YICIIIIIy Mep elld AppliCellt's statement 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: IUNE 1,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond b]I the aboue 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. _ Written comments provided below: ��Cease provi�e thefolCow�ng:nfor�r�on) ame o Person s ommentlng: Phone Number[sl: CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER REQUEST FOR COMMENTS . � REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE 8 COMMUNITY DEYELOPMENT APPLICATIONS ' CITArea: tc� [E� [s�tw� CITIIEN INVOLYEMENTTEAMS �Placetorro�iawinLibraryCliBeok[sl � fllE NO(Sl.: —o FILE NAME[Sl: I�CN'�,����r� CITY OfFICES LONG RANGE PLANNING/Nadine Smith,s�,�N���,� COMMUNITY DVLPMNT.DEPT./o��Pm�� s��s.e�h�Ka.,s �[POLICE DEPT./Jim Wolf,o��„e�,e�e��b�onKe, �UILDING DIV./David Scott,a„�a��orcK�a� �I,�ENGINEERING DEPT./Brian Rager,o��Pm��Re��we���� �IfATER DEPT./Michael Miller,u�+��K:Ma��e� CITY ADMINISTRATION/Cathy Wheatley,c��Ya�,aa OPERATIONS DEPT./John Roy,a�o,�nYMa��e� OTHER SPECIALDISTRICTS TUAL.HILLS PARK&REC.DIST.� IfUALATIN VALLEY FIRE&RESCUE� TUALATIN VALLEY WATER DISTRICT jIF�NIFIED SWRGE.AGENCY� Planning Manager Fire Marshall Administrative Office Julia HuffmanlSWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 �� LOCAL AND STATE IURISDICTIONS �'�" ITY OF BEAVERTON � _CITY OF TUALATIN � _OR.DEPT.OF FISH 8 WILDLIFE _OR.DIV.OF STATE LANDS ����lanning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE � ,_Mike Matteucci,N�noma c�m PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 972D7 Beaverton,OR 97076 _OR.PUB.UTILITIES COMM. _METRO-LAND USE 8 PLANNING � __OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street,NE CI7Y OF DURHAM � 600 NE Grand Avenue 800 NE Oregon 5treet,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 Paulette Allen,Growth Manapement CaoNinator OR.DEPT.OF LAND CONSERV.B DVLP 333 SW First Avenue _Mel Huie,c���oa«�c�m��a�o�ccPn�srzons� 635 Capitol Street NE,Suite 200 PO Box 2946 CITY OF KING CITY� Salem,OR 97301-2540 Portland,OR 97208-2946 City Manager METRO AREA BOUNDARY COMMISSION ./ 15300 SW 116th Avenue 800 NE Oregon Street OREGON DEPT.OF TRANS.(ODOT) \ ASHINGTON COUNTY� King City,OR 97224 Building#16,5uite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Plannirq 155 N.First Avenue CITY OF LAKE OSWEGO� 3040 25th Street,SE Suite 350,MS 13 Planning Director OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration _Brent Curtis tcvn•:> Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera ODOT,REGION 1 � Scott King tcPn�:� PO Box 3621 Sonya Kazen,DNpmt.Re�.CooN _MIICO BOR8SOf1(Erqineer) CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders Jim Tice ncn�5> David Knowles,awnni�Boreao oir. PORIend,OR 97209-4037 om Harry�c�x v�.nous.� Portland Building 106,Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY �hil Healy�cW.�rP�.aoc:.> 1120 SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A� _Sr.CaAographer�cw,ac��MS,. Portland,OR 97204 Portland,OR 97204 Jane Estes,PermdSpeaaFSl 5440 SW Westgate Drive,Suite 350 ODOT,REGION 1 -DISTRICT 2A Portland,OR 97221-2414 Right-of-Way Section Na��p�� Rick Reeves 123 NW Flanders Portland,OR 97209-4037 UTILITY PROYIDERS AND SPECIAI AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Bur�ington Northern�Santa Fe R/R Predecessor) Robert I.Melbo,President 8 General Manager 110 W. 10th Avenue Albany,OR 97321 � SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS CI C 1 VISION OF OREGON��1TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer ia��x�a�o��r� Pat McGann Michael Kiser,Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97D05 Portland,OR 97232 �B verton,OR 97006-4886 PORTLAND GENERAL ELECTRIC /NW NATURAL GAS COMPANY �NERAL TELEPHONE US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering � Patty 5tambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: OR030546 8021 SW Capitol Hill Rd,Rm 11( Wilsonville,OR 97070 Po land,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 �GARD/TUALATIN SCHOOL DIST.AK23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(a�s.e.oi Nan/N oieewl Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 ' Beaverton,OR 97006 Portland,OR 97232 � - INOICpiCf wi/pOMAE�C IMO'�b�'/��'8lGs� 1F W/8/l�l� �Q�Qi• OF ff��it/BJLCp�'ROR'C��iP FOA l91�lIP/ALL tIF1�IROJECPi. /Iil01tC!ILIINNLR IZ IYltP'ONIJ�LL/OR/NOICAl/N6 IAA1'Ifi!O NOi/E1'� n:�panyVnasters�ricnotice.mst 22-Apr-99 , ,, AFFIDAVIT OF MAILING �\� CITY OF TIGARD ('orr:»runity�Development S(rnpingA Better�ommunity S7A2rE O�'012,EGON ) �'ounty of riNashington �ss. City of 7igard ) I, �atricia L. Lunsforcl, being first duly sworn/affirm, on oath depose and say that I am an Administrative SpeciaCut II for the City of7'zgarcf, �(Nashington County, Oregon and that I served the following: (Ctieck Appropnate Boxlsl Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR:�'i AMENDED NOTICE (File No.Mame Reference) - City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: — AMENDED NOTICE (File No./Name Reterence) = City of Tigard Planning Director � NOTICE OF PUBLIC HEARING FOR: � CUP 1999-OOO�/MLP 1999-00003 KNOWIEDGE BEGINNINGS DAYCARE fENTER/ 6/2 I/99 , AMENDED NOTICE (File No.lName Reference) (Date of Public Heanng) J = City of Tigard Planning Director C�1 Tigard Hearings Officer = Tigard Planning Commission - Tigard City Council � NOTICE OF FINAL ORDER N0. FOR:� .I — AMENDED NOTICE (File NoJName Reference) (Dala of Public Hearirgs) � City of Tigard Planning Director �� Tigard Hearings Officer � Tigard Planning Commission ❑ Tigard Ciry Council NTIE F: (Type/Kind of Notice� fOR: � I (File No./Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARIN6 NOTICE/NOTICE OF DECISION/NOTICE Of fINAI ORDER/OTHER NOTICE[S] of which is attached, marked �llhldlt "A", was mailed to each named person(s) at the address(s) shown on the attached list(s}, marked E1(hlblt"B", on the 1"day of lune,1999, and deposited in the United States Mail on the 1"day of lune,1999, postage prepaid. � ' , � - - �..�� � ,' x ���� • . �°� �`�'�. (Person that Prepared Notice Subscribed and sworn/affirmed before me on the day of , 19 OFFICiAL SEAL � � ,i�1 �� Z > DIANE M JELDERKS N�TARY PUBUC•OHEGC)N � CbMMISSION NO.Oa6�42 My Commission Eycpires: �- L^ � MV CC7MM1$�ION EXPIRES SEPTEMBER 07 i999 ." • �'�XHI��T A CITY OF TIGARD Community l�eveCopment S�api�agA Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY. JUNE 21, 1999 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): CONOITIONAL USE PERMIT[CUPI 1999-00002 MINOR LAND PARTITION [MLPI 1999-00003 FILE TITLE: KNOWLEDGE BEGINNINCS DAYCARE CENTER APPLICANT: Hulsey Development Company OWNER: Burt Grabhorn Attn: Michael Hulsey 11493 SE 82nd Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 REQUEST: Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approvaf to divide the existing 15.5-acre property into two (2) parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. LOCATION: The project site is locate� at the southwest corner of the intersection of SW Scholls Ferry Road and SW 130 Avenue. WCTM 1 S1 33AC Tax Lot 08000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 Residential Zoning Districts ; 18.705 (Access, Egress and Circulation): 18.730 Exceptions to Development �tandards) 18.745 (Landsca ing and Screening); 18. 55 Mixed Solid Waste and Recyclable Storage); 18.765 �Off- Street Parking); 18.780 �Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.81D (Street and Utility Improvement Standards). THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. CUP 1999-00002/MLP 1999-00003 NOTICE OF 6/21/99 HEARINGS OFFICER PUBLIC HEARING KNOWLEDGE BEGINNINGS DAYCARE CENTER AIV'YONE �WISHING TO PRESEIv JRITTEN TESTIMONY ON THIS PFc JSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING T� ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JUNE 1, 1999, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE NLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6)). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Mark1.R0UC1'[S AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. �„�.� „ � � r„EGr" ,�. `� _ _ : �� ���'. ..e.............,.a....,.. _ � ����E s. o � __—— VICINITY MAP _ -- —�f- - � ����`��j� `� �} ———————— � � � . . - OrTER� . �_ — -- �"< �, �,, � � � �---L,��__ � �L = Cl1P 1999-00002 �� �^�,��� ;�,� � � �— p� � !_'��E-- ! ______-- �__ �, ' __�'�1 �� �� � _�,�<� ' ���A� �� � KNOWLEDGE €� _���� �'-:�� '�..�. " �_ � ���� BEGINNINGS ; °=--=�3T- , r��` . ,���� �g= DAYCARE ���% '� CENTER �� � _. � _,� � ���� '� , � � gW � � �� �wK � SUBJEC � � SITE a�� � �i�� - _ ��— — � i = �"'� � — ; � � �-,_r��" !A, N ., � Tay��: ���,_ �� � — ,.,,,..— _ . -�- - =�' � � � "'' �`� � �� ��o�� °" _ ) ��,, � �,�w �' F ��—ye.��?{Z���� }"- Y u� ..,`e�... .a... CUP 1999-00002/MLP 1999-00003 NOTICE OF 6/21/99 HEARINGS OFFICER PUBLIC HEARING KNOWLEDGE BEGINNINGS DAYCARE CENTER C �rP �`� ; ! ��;CY�.�/!Ll Lf' i��1�%`� [�!`'1�;� (I�Gi . I C�r 3� .. . �XHI B zT B WESTGAI"E BAP'ITST CHCTRCH Burton Grabhorn Darryl Wakefield 12930 Sw Scholls Ferry Rd 11493 Se 82Nd Ave 10500 Sw Clydesdale Ter Tigard, OR 97223 Portland,OR 97266 Beaverton,OR 97008 Umran&Elif Inan Bruce&Patricia Pearson Steven Reece 10470 Sw 130Th Ave 11535 Sw Hazelwood Loop 10495 Sw Clydesdale Ter Beaverton, OR 97008 Tigard,OR 97223 Beaverton,OR 97008 Gary&Judith Kniss Donald&Farnoush Grove Kevin&Sheri Zandi 10465 Sw Clydesdale Ter Jalil&Ei Fardanesh 12850 Sw Tarpan Dr Beaverton, OR 97008 9795 Sw 153Rd Ave Beaverton,OR 97008 Beaverton,OR 97007 Bruce Thompson&S Penny Jerauld Cash Gregory Wolfe&Patrick Wolfe 10100 Sw Tarpan Dr 12900 Sw Tarpan Dr 10555 Sw Clydesdale Ter Beaverton, OR 9'7008 Beaverton,OR 97008 Beaverton,OR 97008 Jeffrey Bettinelli ROYFIELD INCORPORATED Elmer Polette&G��yneth 14G 15 Sw Juliet Ter PO Box 8614 10�50 Sw 130Th Ave Tigard, OR 9722� Calabasas, CA 91372 Beaverton,OR 97008 Shyi Chu&Hsin Chu Liu WESTGATE BAPTTST CHURCH � TGATE BAPTI CHURCH 10590 Sw 130Th Ave 12930 Sw Scholls Ferry Rd 12930 s Ferry Rd Beaverton, OR 97008 Tigard, OR 97223 Ti , R Randy Tugg&Essie Flemmer Evelyn Hansen Laura Terry 13060 Sw Cottontail Ln 10865 Sw Summer Lake Dr 10855 Sw Summer Lake Dr Beaverton, OR 97008 Tigard,OR 97223 Tigard, OR 97223 Julie C�nningham Patrick Bennett Sharon Elaine Frank 10845 Sw Summer Lake Dr 6116 Ne 190Th St 10825 Sw Summer Lake Dr Tigard, OR 97223 Kenmore,WA 98028 Tigard, OR 97223 Michael& Sarah McCluhan Pamela Wagoner Helga Henkel 12820 Sw Chicory Ct 12840 Sw Chicory Ct 12850 Sw Chicory Ct Tigard, OR 97223 Tigard,OR 9'I223 Tigard,OR 97223 Randolph&Ann Stolz Marilyn Rebouche-Davis Rena Tarum 12860 Sw Chicor�Ct 12870 Sw Chicory Ct 32�5 Nw Hurleywood Dr Tigard, OR 97223 Tigard,OR 97223 Albany,OR 97321 . �. ( r�G , �� o�__3 }� Ronald Frederick Orme Kristi McVey Norma Jean Unger Robert C�ril Orme 14750 Sw Peachtree Dr 1284� Sw Chicory Ct 12865 Sw Chicor5•Ct Tigard,OR 97224 Tigard, OR 97223 Tigard, OR 97223 . HerbeR&Jean Adler Aino Reisenberg Wyatt Starr&G Bernice 12835 Sw Chicory Ct 12825 Sw Chicory Ct 12815 Sw Chicory Ct Tigard, OR 97223 Tigard,OR 97223 Tigard,OR 97223 Clarence&Aloha Luesse Hung Van Bui Linda Collins 6015 Sw Glenbrook Rd 10425 Sw 130Th Ave 10445 Sw 130Th Ave Beaverton, OR 97007 Beaverton, OR 97008 Beaverton,OR 97008 BEAVERTON CTI'Y OF Wayne&Patricia Brady John&Martha Lell 4950 Sw Hall Blvd 4742 Liberty Rd S#280 13120 Sw Snowshce Ln Beaverton, OR 97005 Salem,OR 97302 Beaverton,OR 97008 Rami Makboul Linh&Mai Pham Michael&Evelyn O'Neill 13025 Sw Cottontail Ln 13045 Sw Cottontail Ln 13065 Sw Cottontail Ln Beaverton, OR 97008 Beaverton,OR 97008 Beaverton, OR 97008 Michael&Diana Chan Steven Dunn Ferdinand&Carrie Devietro 13135 Sw Cottontail Ln 13155 Sw Cottontail Ln 10655 Sw Cottontail Pl Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 Manuel Alonzo Arthur&Joan Hay Choon-Sup&Ok-Hi Lim 10665 Sw Cottontail Pl 11925 Ne Lauren Ln Sung-Soo Lim Beaverton, OR 97008 Newberg, OR 97132 10670 Sw Cottontail Pl Beaverton,OR 97008 Julene Keeler NEW MII,LENICJM MANAGEMENT INC Gary&Sharon Rosing 106�0 Sw Cottontail Pl 1=t36 Sw Wallula Dr 15403 Sw 81St Ave Beaverton, OR 97008 Gresham,OR 97080 Tigard,OR 97224 John&Mary Wallace Bao Truong Patricia Black 10600 Sw Cottontail Pl 13182 Sw Cottontail Ln 13160 Sw Cottontail Ln Beaverton, OR 97008 Beaverton, OR 97008 Beaverton, OR 97008 Donald Edward Zinter&Ann Karen Michael&Janet Estoup Hoang&Nguyen Kha Pham 13140 Sw Cottontail Ln 13120 Sw Cottontail Ln 13080 Sw Cottontail Ln Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 .. . . �Pl', :30�3D . Margaret&Amar Hadid Michael&Paula Anderson Tiffany&Don Hsiao 7120 Sw 130Th Ave 10555 Sw 130Th Ave 10605 Sw 130Th Ave Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 Linda&David Hill 10645 5w 130Th Ave Beaverton, OR 97008 Hulsey Development Company Attn: Michael Hulsey PO Box 8600 Bend OR 97708 � , � , AFFIDAVIT OF MAILING CITYOFTIGARD �urri�u�u�ity�Developrnent S�iapingf7 Better�ommunity S7A�o�o�,�GoN ) County of`Washin�ton �ss. City of�IigarcC ) I, �!'atricia l. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Ad'minzrtrative SpeciaC'rst II for the City of rligard, �NasFzin9ton County, Oregon and that I served the following: {Check App�opriale Boz(s)Bebw� ❑ NOTICE OF PENDING LAND USE APPLICATION FOR:� — AMENDED NOTICE (File NoJName Reference) � City of Tigard Planning Director ❑ NOTICE Of DECISION FOR: AMENDED NOTICE (Fiie NoJName Reference) - City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: � � � AMENDED NOTICE (File NoJName Reference) (Date of Pudic Hearing) - City of Tigard Planning Director � Tigard Hearings Officer � Tigard Planning Commission � Tigard City Council 0 NOTICE OF FINAL ORDER N0. fOR:�CUP 1999-00002/MLP 1999-00003 - KNOWLEDGE BEGINNINGS DAYCARE CENTER.� 6/21/99 — AMENDED NOTICE (File No.Mame Reference) (Date of auWic tieanngs) C City of Tigard Planning Director � Tigard Hearings Officer � Tigard Planning Commission � Tigard City Council TI . (Type/Kind of Notice) FOR: �i I (File No.lName Reference) (Date of Public Hearinp.rf applicable) A copy of the PUBLIC HEARIN6 NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OiHER NOTICE[S) of which is attached, marked Exhlblt "A", was mailed to each named person(s) at the address(s) shown on the attached list(s}, marked Exhlblt"B", bn the 6�day of lll 1999, a�deposited in the United States Mail on the 6�day of luh1,1999, postage prepaid. ,:' ;-—�, / �'� 1 — � �� �� (Perso th P Notice) ; Subscribed and sworn/affirmed bef e me on the _�� day of � , � , 1 OfFICIAI SEAL � �, /� DIANE M JELDERKS NOTARY PUBLIC-OFEGON COMMISSION NO.0461 a2 My Commission E�pires: Mv COMMiSSION EXPIRES SEPTEMBER 07,1999 e � ' � EXHIBIT A 120 DAYS= 9/3/99 CITY OF TIGARD Community�DeveCopment ShapingA Better Community CITY OF TIGARD 'iNashington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number(s): CONDITIONAL USE PERMIT(CUP) 1999-00002 MINOR LAND PARTITION (MLP) 1999-00003 Case Name(s): KNOWLEDGE BEGINNINGS DAYCARE CENTER Name of Owner(s): Burt Grabhorn Name of Applicant: Hulsey Development Company, Attn: Michael Hulsey Address of Applicant: PO Box 8600 Bend, Oregon 97708 Address of Property: The project site is located at the southwest corner of the intersection of SW Scholis Ferry Road and SW 130th Avenue. Tax Map(s)/Lot No(s).: WCTM 1S133AC, Tax Lot 08000. A FlNAL ORDER INCORPORATIN6 THE FACTS, FINDIN6S AND CONCLOSIONS APPROVING A REQUEST FOR CONDITIONAL USE PERMIT APPROVAL TO CONSTRUCT A DAY CARE FACILITY ON PROPERTY lONED R-25[MEDIUM-NIGH DENSITY RESIDENTIAU. OTHER PROPOSED SITE IMPROVEMENTS INCLUDE ASSOCIATED OFf-STREET PARNING AIID LANDSCAPING. THE APPLICANT ALSO REQUESTS LANO PARTITION APPROYAL TO DIVIDE THE El(ISTIN615.5-ACRE PROPERTY INTO TWO[2l PARCELS. TNE APPLICANT PROPOSES TO DEYELOP THE UAY CARE FACILITY ON THE SMALLER,1.15-ACRE PARCEL THE CITY OF TIGARO HEARINGS OFFICER HAS REVIEWED THE APPLICANTS PLANS, NARRATIVE, MATERIALS, COMMENTS OF REYIEWING AGEHCIES, THE PLANNIN6 ONISION'S STAfF REPORT AND RECOMMENDATIONS FOR THE APPLICATIOH DESCRIBED IN fURTHER DETAII IH THE STAFF REPORT. i'NE NEARINGS OFFICER NELU A PUBLIC HEARING ON IUNE 21,1999,TO RECEIVE TESTIMONY REGAR�ING TNIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS,FIN�INGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. ione: R-25 (Medium—High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ACtiOn: —➢ Q Approval as Requested 0 Approval with Conditions ❑ Denial NOtICC: Notice was published in the newspaper, posted at City Hall and mailed to: � Owners of record within the required distance O Affected governmental agencies � The affected Citizen Involvement Team Facilitator O The applicant and owner(s) The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department,Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Final Decision: THIS DE(ISION IS FINAL ON JULY 6, I 999 pND BECOMES EFFECTIVE ON JULY 21, 1999 UNLESS AN APPEAL IS FILED. eal: The decision of the Review Authority 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. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JULY 20, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. • RECEIVED PLANNING ' ' JUN 2 8 1999 BEFORE THE LAND USE HEARINGS OFFICER �ITY OF TIGARp FOR THE CITY OF TIGARD, OREGON Regarding an application by the Hulsey Development Co. ) F I N A L O R D E R for a tentative plan to divide 15 acres into 2 lots and for a ) CUP 99-02 conditional use permit for a day care center south of ) MLP 99-03 Scholls Ferry Rd. at 130th Ave. in the City of Tigard ) (Knowledge Beginnings) I. SLTMMARY A. This final order concerns an application by Hulsey Development Co. (the "applicant") to paRition a vacant, 151/2-acre block bounded by Scholls Ferry Road on the north, 130th Avenue on thc cast, Hawks Beard Street on the south and 135th Avenue on the west(the"site"). The applicant proposes to create two lots. Proposed Lot 1 contains about 11/a acres and is situated at the noRheast corner of the block. The remainder of the block is proposed Lot 2. The proposed lots comply with dimensional requirements of the R-25 zone and do or can comply with the other applicable standards of the Tigard Community Development Code ("CDC"). B. The applicant also proposes to develop a 12,368-square foot one-story, 24-foot high structure on proposed Lo� 1 in which Knowledge Beginnings will operate a day care center. As proposed or conditioned, the applicant also will improve roughly 12,600 square feet of exterior play space, parking for 29 vehicles and 23 bicycles, a monument-type sign facing 130th Avenue, storm water quality and drainage facilities and walls and/or fences around the site. The day care center will operate 6 AM to 6 PM daily. The proposed day care center will or can comply with the applicable conditional use standards in the CDC. � C. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dat.ed June 21, 1999 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. One neighbor testified orally with questions and concerns. The hearings officer closed the record at the conclusion of the hearing. There is no dispute in the case. D. For the reasons provided and referenced in this final order,the hearings officer approves the tentative plan for the partition and the conditional use permit for the day care center, subject to the conditions recommended by City staff with certain changes described more herein. II. HEARING AND RECORD A. Tigard Hearings Officer Larry Epstein (the"hearings officer") held a duly noticed public hearing on June 21, 1999 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the hearing, and an audio record of the hearing. 1. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record,the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts, bias or conflicts of interest. The hearings officer announced that he visited the site and invited witnesses to ask about and rebut his observations. , 2. At the end of the hearing, the hearings officer closed the public record and announced his intention to approve the applications. B. The following testimony was offered at the hearing in relevant part. 1. City planner Mark Roberts summarized the proposed development, the applicable approval standards, the Staff Report and recommended conditions of approval. 2. Scott Steel testified for the applicant. He accepted the Staff Report without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. 3. Matt Hansen, a neighbor to the south, testified with questions about impacts of traffic on 130th Avenue, particularly traffic speeding. Mr. Steel acknowledged the concern about traffic speeding, and opined that the use of the site for a children-related purpose may motivate drivers to be more careful in the vicinity of the site. Mr. Hansen also asked about the process to which future development of Parcel2 will be subject. III. DISCUSSION City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. The applicant accepted those conditions without exceptions. No one disputed the findings in the Staff Report. The hearings officer agrees with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order. IV. SITE VISTT The hearings officer visited the site without the company of others. V. CONCLUSION The hearings officer concludes that the partition and conditional use applications do or can comply with the relevant standards and criteria of the Tigard CDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. Therefore those applications should be approved subject to such conditions. VI. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 99-03 and CUP 99-02 (Knowledge Beginnings) subject to the conditions of approval in the Staff Report. D 't'ED this 24th day June, 1999. La ps n City of Ti rings Officer Hearings Officer Final Order MLP 99-03/CUP 99-02 (Knowledge Beginnings) Page 2 ' � , Agenda Item: 2.2 Hearing Date: June 21, 1999 Time: 7:00 PM ,. STAFF REPORT TO TNE �� ,;� H[ARING'S OFfICER �ITY OF TIGARD � � � � �omraunity�eveCopnrent FOR THE CITY OF TIGARD,OREGON Shapi�z�A�et�rcam7nunity 120 DAYS = 9/3/99 SECTION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82�d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 PROPOSAL: The applicant has requested Land Partition approval to divide a 15-acre tract of land into two (2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller(1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130"' Avenue; WCTM 1S133AC, Tax Lot 08000. COMPREHENSNE PLAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 1 OF 24 CONDITIONS OF APPROVAL ' � THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL SITE INSPECTION: (Unless otherwise noted, the staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.) THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proPosed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 squa�e-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Roberts, Planning Division. 4. The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. STAFF CONTACT: Mark Roberts, Planning Division. 5. The applicant shall comply with the required Conditions of approval of Washington County incorporated herein under Agency Comments (p.23). STAFF CONTACT: Mark Roberts, Planning Division. 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this project to cover the installation of sidewalk and the new driveway. The applicant will need to submit five {5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 24 � � 9. • Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 10. The applicant's public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare project. 11. The applicanYs construction plans shall indicate that they will construct the following frontage improvements along SW 130 Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 12. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 13. Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. STAFF CONTACT: Mark Roberts, Planning Division. 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) m�rlars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quafity facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Ti ard (Inspection Supervisor) with written confirmation that the water quality faci�ty is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 17. Prior to a final building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: Parcel1: $5,445 Parcel2: $28,958 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 3 OF 24 19. Final Plat Application Submission Requirements: • " A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating 1) that the City has reviewed the final plat and submitted comments to the applicanYs surveyor, and 2) that the applicant has either completed an� public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. C. Once the City and Count� have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THIS DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFQRMATION Site Historv: The subject property is vacant and undeveloped. No previous land use actions are on file except a "wetland" parcel tag in the City's permit tracking database. The property does not appear on the City's inventory of Significant Wetlands and Streams, but comments submitted by USA indicate that a wetland area may exist in the southeast corner of the parent parcel. No development is proposed in this portion of the property. Vicinity Information: The sub�ect parcel is 15'/z acres in size and occupies the block formed by SW Scholls Ferry Road, 135`h Avenue, Hawks Beard Street and 130`h Avenue. Scholls Ferry Road is a County-maintained Arterial street. Southwest 135'h and SW 130'h Avenue are both designated as Minor Collectors on the City's Comprehensive Plan Transportation Map. To the north of Scholls Ferry Road is the Cit�r of Beaverton. Residential zoning and residential development characterizes the vicinity, although several vacant parcels remain. The subject property is the larg est vacant property in this part of Tigard. Approximately '/< mile to the south of the site is Summer Creek, a Minor Stream on the City's Wetlands and Riparian Corridors Map, which flows southeast to Fanno Creek. Site Information and Proposal Description: The proposal includes a land partition and development of a conditional use on a 1'/4-acre parcel. The "site" is defined differently within this one land use application. The "site" of the partition is the15%Z-acre parent parcel, whereas, the "site" of the proposed daycare facility is the smaller of the finro partitioned parcels (1'/4 acres). For clarity, therefore, this report will refer to the proposed partition parcels as Parcel 1 (proposed 1'/<-acre daycare site) and Parcel 2 (14'/-acre remainder parcel) and reserve the term "site" for the proposed site of the daycare conditional use. The applicant proposes to divide the 15.5-acre parent parcel into two and develop a daycare facility on the smaller, 1.25-acre lot. The site of the development is the northeast corner of the parent property, which is located at the intersection of SW Scholls Ferry Road and SW 130`h Avenue. A daycare facility is a conditional use in the underlying R-25 zone. The applicant has indicated in the narrative that the building could potentially be remodeled as offices. However, an office use is not permitted under current R-25 zoning. The daycare facility will be situated in a 12,368 square foot building containing 15 classroom spaces. Associated site improvements include off-street parking, bicycle parking facilities, a fenced-in lawn area with playground and a perimeter landsca�ing buffer. Overall the project will develop 66% of the site in impervious surfaces and 44/o of the site in landscaping. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 4 OF 24 ' � Th� applicant proposes to, detain and treat stormwater onsite with an oversized storm water pipe and a biofiltration swale along the south boundary of the Project. Streets adjacent to the development site include SW Scholls Ferry Road and SW 130`h Avenue. Scholls Ferry Road is fully improved except for street trees, which are proposed by the applicant as part of the project. However, Washington County is requiring additional dedication of right-of-way along the entire Property frontage on SW Scholls Ferry Road to provide a total of 61 feef from centerline where 50 feet now exists. The applicant has not proposed this dedication as part of the project, although it appears that the requirement can be accommodated without significant impacts to the daycare project as currently proposed. The site's frontage on Southwest 130`h Avenue is improved except for sidewalk and street trees, which the applicant has proposed to install as part of the pro�ect. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use - Chapter 18.330: Section 18.330.010.A states that the purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. In compliance with Section 18.390.050, a pre-application conference was held on November 19, 1998. An application for Site Development Review was submitted and subsequently deemed complete on May 6, 1999. Notice of a Type III Hearing was given as required by Section 18.390.050.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis of this Staff Recommendation to the Hearings Officer. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, usin� approval criteria contained in Section 18.330.030A and sub�ect to other requirements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development.Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.420, Land Partition; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening, 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.785, 5igns; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility fmprovement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elements related to the provisions of the following chapters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Desi�n Compatibility Standards; 18.725, Environmental Performance Standards; 18.370, Variances and AdJ'ustments; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study: Section 18.390.040.B.2.e 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 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 rec�uires the dedication of real property interests, the appficant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 5 OF 24 that the real property dedication is not roughly proportional to the projected ' impacts of the development. As noted under this Section, any required dedication of an interest in real Property must be roughly proportional to the impacts of the proposed development. As noted above, Washington County is requiring dedication of additional ri�ht-of-way along the entire property frontage on SW Scholls Fer Road (11 feet of additional width for approximately 1,300 linear feet = 14,300 square feert�. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II (Resolution 95-61), TfFs are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 1999, the TIF for each trip that is generated by a commercial use such as a daycare facility is $51 and the tnP eneration rate for daycare facilities is 67 weekday trips and 6.15 weekend trips per 1,00� gross square feet. Using the TIF calculation formula, this translates to a melded trip rate of 49.61. Based on these figures, the TIF per 1,000 square feet of daycare space may be approximately $2,530 ($51 x 49.61). It can, therefore, be estimated that, upon completion of this development, the developer will be required to pay TIFs of approximately $31,291 (12,368 square feet x $2,530.11 per thousand). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is approximately $97,784 ($31,291 = 32°/a). By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated proJ ect impact of $66,493 remains ($97,784 total impact - $31,291 estimated Traffic Impact Fee). Based on previous right-of-way acquisitions (approximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (approximately 14,300 square feet) may be approximately $42,900. Therefore, the requirement for dedication of street right-of-way associated with this proposal is easily proportional to the unmitigated traffic impact of the proposed development. MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT (R-25): The R-25 zoning district is designed to accommodate existing housin� of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses is permitted conditionally. Permitted Uses: Table 18.510.1. lists permitted, restricted, conditional and not-permitted uses in the industrial zoning districts. The applicant is proposing to develop a daycare facility and associated on-site improvements. A daycare use may be approved conditionally in the C-P zone. Dimensional Requirements: The R-25 Zoning District standards are contained in Table 18.510.2. STANDARD R-25* PROPOSED Minimum Lot Size 6,100 sq. ft. Approx. 54,450 sq. ft. Minimum Lot Width 50 ft. Approx. 320 ft. Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & 20 ft. 90 ft. through lots - Side yard 10 ft. 51 ft. - Rear yard 20 ft. 28 ft. - Side of rear ard abuttin more 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 199&00002-KNOWLEDGE BEGININGS PAGE 6 OF 24 ' � •restrictive zoning district 30 ft. 51 ft. - Distance between property line and garage entrance 20 ft. N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage [2] 85% 66% Minimum Landscape Requirement 15% 44% * Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. [1] Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicant's proposal with the minimum dimensional standards of the R-25 zone. RECOMMENDATION: Based on the information provided above, Staff recommends the Hearings Officer find that the applicant's proposal meets or exceeds the dimensional standards of the R-25 zoning district. LAND PARTITION APPROVAL CRITERIA Section 18.420.050.A states that a request to partition land shall meet all of the following criteria: The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated by the analysis presented within this Staff Report and through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are available, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The specific dimensional requirements of the underlying zone are discussed in detail later in this report. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The R-25 zoning district does not have a minimum lot width requirement, therefore, this criterion does not apply. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. As noted later in this report, the proposed partition satisfies the dimensional standards of the underlying R-25 zone. Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLE�GE BEGININGS PAGE 7 OF 24 The subJ'ect property fronts SW 130th Avenue, SW Scholls Ferry Road, SW 135th�Avenue � and SW Hawks Beard Road, all of which are public streets. The applicanYs preliminary plat indicates that both parcels will have more than 15 feet of frontage on at least one of these streets. Setbacks shall be as required by the applicable zoning district. The specific dimensional requirements of the underlying zone are discussed in detail later in this rePort for the proposed Daycare facility. No development is proposed at this time for the 14.26-acre parcel. When the pa�titioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental efFect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and offered no comments or objections to the proposed partition. Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have separate access to at least one of the four abutting public streets. Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. The requirements of this chapter are discussed in detail later in this report. The analysis provided therein demonstrates that the applicable criteria are satisfied outright or will be satisfied as conditioned. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain, the City shall require 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the Partition approval criteria are met outright, or will be met as conditioned. CONDITIONAL USE Section 18.330.030 contains the following general approval criteria for a Conditional Use: The site size and dimensions provide adequate area for the needs of the proposed use; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 8 OF 24 � � The proposed conditional use will be developed on a 1.25-acre parcel, rectan ular in shape with dimensions of approximately 290 feet by 180 feet. The proposed 12,3�8 square foot facility will, occupy 23% of the site. The proposal includes adequate parking as discussed later in this report and more than double the required landscaping. The total impervious surface area of the site will be 66%. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. The site's size and shape allow for development of the site without restriction. The site slopes gently to the south and includes no significant natural features. The location of the site at the intersection of an arterial street with a minor collector and surrounded by residential zonin� and existing residential development is easily accessible and convenient to a large potential market of local residents. All required public facilities have adequate capacity to serve the proposal. All public facilities, including streets, storm and sanitary sewers and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The applicable requirements of the underlying R-25 zoning district are discussed in detail elsewhere in this report. The suPplementary requirements set forth in other chapter of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the development code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this repo�t. Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a Children's Daycare: Minimum lot size shall be 5,000 square feet; The proposed development site is 1.25 acres in size and exceeds this minimum standard. Minimum setbacks shall be those of the applicable zone; The setbacks of the underlying zone are met as discussed elsewhere in this report. Height limitation shall be that of the applicable zone; The height limitation of the unde�lying zone is not exceeded as discussed elsewhere in this report. State certification shall be obtained in accordance with ORS Chapter 418; and A condition of approval requires that the applicant submit evidence of state certification to the City prior to issuance of a ce�tificate of occupancy. Off-street parking shall be in accordance with Chapter 18.765. The off-street parking standards are met, as discussed elsewhere in this report. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 9 OF 24 RECOMMENDATION: Based on the analysis above and elsewhere in this report, Staff " recommends the Hearings O�cer find that the Conditional Use approval criteria are met outright or will be met as conditioned. CONDITION: Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. Access E ress and Circulation — Cha ter 18.705: 18.705.02 .A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramPs, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and e�ress. 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 applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on SW 130'h Avenue. Within all attached housin� (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; The proposal is a commercial development, therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkway does not cross vehicle access driveways or parking lots. The walkway varies between 5 and 8 feet in width. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkwa�rs shall be paved with hard surFaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 10 OF 24 � • TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs re uired 100+ 2 30' 24' curbs required or 1 50' 40' curbs re uired Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parkin� lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW 130th Avenue. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 18 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. In staff's opinion, no additional truck traffic requirements appear to be necessary for a Daycare use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The subject property and adjacent property is zoned for residential use, therefore, this criterion does not apply. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.705, Access, Egress and are satisfied. Exce tions to Develo ment Standards — Cha ter 18.730: Section 18.730.040.A. provides for additiona setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Southwest Scholls Ferry Road is an arterial street, which requires a 50-foot building setback from right-of-way (ROW� centerline. The applicant's site plan indicates that the ROW is 50 feet wide from centerline, the building is, therefore, setback more than required by this standard. Southwest 130`h Avenue is a Minor Collector Street, although it is not listed in Table 18.730.1. The applicanYs site plan indicates that the ROW is 30 feet wide from centerline, the building is, therefore, setback more than required by this standard. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOVI2EDGE BEGININGS PAGE 11 OF 24 RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.730, Exceptions}o Development Standards are satisfied. Landsca in and Screenin — Cha ter 18.745: Section 18. 45.020.A. states that the provisions of this chapter shall apply to all develo ment including the construction of new structures, remodeling of existin structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development proJ ects fronting on a public street, private street or a Qrivate driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The subJ'ect Property has frontage on SW Scholls Ferry Road and SW 130`h Avenue. This proposal includes the partitioning of the subject site from the 15-acre parent parcel. On- site trees are proposed along both frontages, which staff believes will function as street trees and are appropnately spaced. The applicanYs landscape plan indicates that Sarg ent Cherry (Prunus Sargentr� is proposed as required street trees. According to the Western Garden Book, this speaes- has an upri�ht spreading growth pattern and reaches a height of 40-50 feet. This is consistent with a larg e tree as defined under Section 18.745.040.C.2, which requires a spacing of not more than 40 feet on center. The applicants landscape plan indicates that street trees will be spaced approximately 30 feet on center. On both frontages, .the applicant proposes to place the street trees on-site, rather than in the right-of-way. This is consistenf with Section 18.745.040.C.1. Bufferin and Screening: Section �8.745.050.A.2. states that buffering and screening is required to reduce the impacts on ad�acent uses which are of a different type �n accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The applicant proposes to develop a commercial Daycare facility on a site that is zoned R- 25. All adjacent propert is also zoned for residential use (R-7, R-12 and R-25). Accordin� to the above-re�erenced matrices, development in commercial zoning districts (and, by inference, development of commercial uses in other zones) requires buffering and screening from adjacent residential property at the D-1, D-2 or D-3 level. Buffering, but not screening is required where the site abuts public right-of-way. The "D" buffer standard requires a buffer 10-20 feet wide with trees, shrubs and a screen. The 20-foot buffer requires a hedge screen; the 15-foot buffer requires a fence screen and the10-foot buffer requires a masonry wall screen. The landscape plan indicates that a 10 to 15-foot landscaped area is proposed along the property's north and east boundaries, where public streets abut the site. Since no screening is required where right-of-way separates property, the apPIicanYs proposal meets the buffering standards on these two sides. To the west and south, a 10-foot buffer is proposed. The west buffer is landscaped with groundcover and two trees. The south buffer contains a bioflitration swale at the base of a 3 to 4-foot retaining wall that will provide stormwater treatment for the site. Also, a chain-link fence is proposed on along the inside edge of the buffer separating the lawn and play area from adjacent properties and the on-site parking area. One tree is proposed adjacent to the retaining wall. The proposal does not fully meet the buffering and screening standards, but staff believes that with several modifications required as a condition of approval, the landscape plan will satisfy the intent. The applicant should install additional shrubs and trees spaced at 20- foot on center. In the biofiltration swale, shrubs should be installed along the edge of the 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 12 OF 24 � swule to the extent that this does not interfere with the operation of the swale. The chain- link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: . Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These ciesign features may include the use of landscaped berms, decorative walls and raised planters; . Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; . Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and . The minimum dimension of the landsca�e islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's landscape plan indicates that shrubs and trees will be provided around the perimefer of the parking lot. The proposed plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parkin� lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot contains 32 parking spaces, which would require 5 trees spaced evenly. The landscape plan indicates that eight perimeter trees are proposed to the north and east of the parking area and two to fhe south. The spacing of the trees is consistent with the "equal distribution" standard. However, the two trees to the south of the parking area are not directly adjacent to the parking area, they are separated by a walkway. Either these trees should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be provided at the western end of the parkin area. The plan indicates that this area is to be enclosed with a 5-foot 4-inch masonry wal�, gated on the front side. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along.the west and south lawn area boundary Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 13 OF 24 Mixed Solid Waste and Rec clable Stora e — Cha t r 18.755: � " Section 18.755.010.B. states that the mixe 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 sife plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum stora e area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA�for "office" and "other" uses. The total square footage of the proposed building is 12,368 square feet. A building this size is required to provide storage of 134 square feet (10 + (10 x 12.37) = 133.7). The applicant's site plan indicates that the proposed .trash enclosure will be approximately 8 feet x 15.5 feet (124 square feet). The trash enclosure should be enlarged to conform to this standard. RECOMMENDATION: Based on the above, Staff recommends the Hearings Offic�r find that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION: The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parkin — Cha ter 18.765 Section 18.765.0 0 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan and floor plan indicate that the proposed building will total 12,368 square feet of gross floor area and contain 15 classrooms. Table 18.765.2 states that the minimum parkin� requirement for a daycare use is 2 spaces per classroom. Based on the size of the building, this translates to a minimum parking requirement of 30 spaces (2 x 15 = 30). The applicanYs site plan indicates that 30 parking spaces are proposed. Section 18.765.030.B. states that the location of off-street parking will be as follows: . 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); . Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The site plan indicates that the furthest point of the parking area is within 115 feet of the building. Section 18.765.030.G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Ore�on Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The pro1 ect proposes 30 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 19�J-00002-KNOWLEDGE BEGININGS PAGE 14 OF 24 � � Section 18.765.040.J. states that 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 Parkin� stall. The front three feet of the parking stall may be concrete, asphalt or ow lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops wilf be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: . 8.5' x 18.5' for a standard space; . 7.5' x 16.5' for a compact space; and . As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; . The width of each parking space includes a stripe, which separates each space. The applicanYs site plan indicates that parking spaces are sized according to these standards. Although 14 spaces are only 18 feet long, an overhang is permitted and there is room in the abutting landscape area to accommodate a 6-inch overhang. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parkin� space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. ' The site plan indicates that the access aisle is at least 24 feet wide, except at the western end of the parking area where it is 23.5 feet. At this location the northern parking spaces are oriented at an approximately 75° angle to the access aisle. Table 18.765.'f permits aisle widths of 23 feet where 9-foot wide parking spaces are angled at 75°. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shalf be provided at locations within 50 feet of primary entrances to structures; The site plan indicates that a bicycle parking area will be provided approximately 70 feet from the primary building entrance. Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parkin� requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Txpe II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a daycare use must provide 1.5 bicycle parking spaces per classroom. The floor plan indicates that 15 classrooms will be provided. The bicycle- parking requirement is, therefore, 23 spaces (15 x 1.5 = 22.5). The site plan indicates that 11 bicycle parking spaces are proposed. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that 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: 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOW�EDGE BEGININGS PAGE 15 OF 24 . A minimum of one loading space is required for buildings with 10,000 gross " square feet or more; The applicanYs site plan indicates that a loading space will be provided. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION: The applicant's revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Si ns — Cha ter 18.780: 18.780.130. states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall si�ns may not exceed five percent of the gross area of the wall face on which the sign is mounted; The applicant's site plan indicates that a monument sign is proposed in the northeast corner of the site, near the Scholls Ferry Road/SW 130`h Avenue intersection. The proposed sign is 4'/2 feet high and has a face area of approximately 53 square feet. The sign is larger than is permitted in the R-25 zone. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.780, Signs are not fully satisfied but can be met through compliance with the condition of approval. CONDITION: The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. Visual Clearance Areas — Cha�pter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence: wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Based on a review of the site plan, which is drawn to scale, it can be determined that the clear vision area associated with the Scholls Ferry Road/SW 130`h Avenue intersection is unobstructed. The proposed monument sign is located outside the 35-foot vision clearance area. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.795, Visual Clearance Areas have been met. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 16 OF 24 � � Str�et and Utility Improvement Standards — Chapter 18.810 Streets TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four public streets: SW Scholls Ferry Road, SW 135`h Avenue, SW 130th Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a part of the development of either parcel, street trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. Washington County is requiring additional right-of-way dedication to provide 61 feet from centerline where 50 feet now exists. SW 135th Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 130"' Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary. The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, partial street improvements to include the street trees and sidewalk will be necessary. SW Hawksbeard Street This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is developed, the north half of this street will be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130�h Avenue, and SW 130`h Avenue at the proposed site driveway into Parcel 1 �Knowledge Beginnings). The study found that this development would generate approximately 956 new daily tnPs to the roadway system. During the AM Peak Hour, 153 trips are expected, however 115 of those trips are considered "pass by" trips, which means these are trips alread y on the roadwa y s ystem, but will sto p at this facilit y on the wa y b y. Durin g the PM F.eak Hour, 159 trips are expected, with 119 of those considered pass by tnps. The study indicates that with the additional trips, the Scholls Ferry Road/130`h Avenue intersection will operate at Level of Service (LOS) B or better, and the 130`h Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional offsite transportation improvements are warranted as a result of the development on Parcel 1. Water There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 17 OF 24 Sanitary Sewer ' � There is an existing 8-inch public sanitar�r sewer line located in SW 130`h Avenue that is available to serve this site. The applicant s plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. Storm Drainage There is an existing storm drainage line in SW 130th Avenue that is available for this site. The applicanYs plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction S�andards (adopted by Resolution and Order No. 96-44) 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 USA 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 applicant's plan indicates that they will provide an onsite biofiltration swale to treat the storm water. The preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the pro�ect and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control USA Design and Construction Standards also regulates 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 USA reg ulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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 underg rounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foof of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further broken down as follows: Parcel 1: 198 lineal feet Parcel 2: 1,053 lineal feet. The resulting fees for both parcels would, therefore, be: Parcel 1: $ 5,445 Parcel2: $28,958 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). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 18 OF 24 - � ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: . Located to preserve existing trees, to�ography 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. The site of the proposed development includes no significant natural features. There is one existing tree that will be preserved. The natural topography slopes gently to the south and this natural drainage pattern will be preserved. The proposed building will be onented so that the outdoor play area is to the south, where it will receive maximum solar exposure. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As noted above, there is one existing trees on the site that will be preserved. Exterior elevations: Section 18.360.090.A.3.a. states that along the vertical face of sin le-family attached and multiple-family structures, offsets shall occur at a minimum o�every 30 feet. The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Buffering,.screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that 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: The proposal involves a commercial daycare use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this report. Section 18.360.090.A.4.b. states that 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 s�stems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: . What needs to be screened; . The direction from which it is needed; . How dense the screen needs to be; . Whether the viewer is stationary or mobile; and . Whether the screening needs to be year around. The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that 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; 6/21/99 HEARING'S OFFICER PUBLIC NEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 19 OF 24 The proposal is a commercial daycare use. This section relates to residential ' development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be desi�ned 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 The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-famil� use: Section 18.360.090.A.7.a. states that 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. The proposal is for a commercial daycare use. This section related to residential development only and, therefore, is not applicable. Section 18.360.090.A.8. states that where landfill and/or development is allowed within and ad�acent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway ad�oining 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 pfan. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be desi�ned so that public areas such as streets or public gathering places, semi- publ�c 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 Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: . A deck, patio, low wall, hedge, or draping vine; . A trellis or arbor; • A change in elevation or grade; . A change in the texture of the path material; . Sign; or . Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approach to the building entrance provides a clear corridor for customers from public to pnvate space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that all four building elevations are provided with a number of windows. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 20 OF 24 • parl�ing 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's site plan indicates that two double-fixture light poles are proposed for the parking area. The Tigard Police Department reviews lighting plans and provides comments on development proposals. No comments or ob�ections were received regarding this project. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1� & (2) state that the requirements for transit facilities shall be based on the following: . The location of other transit facilities in the area; and • The size and type of the proposal. Southwest Scholls Ferry Road is served by Tri-Met and there are several bus stops in the vicinity. The closest is at the intersection of Scholls Ferry Road and SW 130`h Avenue. Tri-Met had the opportunity to review this proposal and did not recommend any additional transit-related improvements in conjunction with this project. Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: . 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 . A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 44% of the site in landscaping. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified bX other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the approval critena of Chapter 18.360, Site Development Review are satisfied outright or can be met as conditioned. 6/21/99 HEARING'S OFFICER PUB�IC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 21 OF 24 SECTION V. OTHER STAFF COMMENTS ' � � The City Building Division has had the opportunity to review the proposal and has offered the following comments: • Retaining wall exceeding 4 feet requires engineering and permit • Gates required in the 6-foot fence to provide fire fighter access • Provide fire truck access to within 150 feet of all exterior walls • A manual fire alarm system is required • An automatic fire sprinkler system is required • Connect roof drains to storm system • Provide a FDC (Fire Department Connection) within 70 feet of a fire hydrant • Locate a fire hydrant within 250 feet of all exterior walls • Submit a fire flow work sheet • Provide a hydrant flow test for each fire hydrant The City Water District has had the opportunity to review the proposal and has offered the following comments: • As indicated on the plans a proposed fire sprinkler system is requested for the building. The DDCV assembly shall be located on private property at the right-of-way. Minimum of double check valve assembly to be located directly behind the water meter (property line protection). The City Police Department has had the opportunity to review the proposal and has offered no comments or ob�ections: SECTION VI. AGENCY COMMENTS Unified Sewerage Agency (USA) had the opportunity to review the proposal and has offered the following commenfs: SANITARY SEWER: Each lot within the development should be Provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Uni�ed Sewerage Agency's Construction Design Sfandards, July 9996 edition.) Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer to provide a water quality facility to treat the new impervious surface being constructed as pa�t of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel). Developer must preserve a 25-fot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. EROSION CONTROL A Joint 1200-C erosion control permit is required, when the parent parcel develops. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEOGE BEGININGS PAGE 22 OF 24 • • Staff Comment: !f a Sensitive Area exists in the southeast corner of the parent parcel, preservation requirements wi!! be assessed when a development proposal is submitfed at the City for review. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for development ad�acent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposin access to SW Scholls Ferry Road at this time. The County reserves the right �o require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a pro�ect and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional requirements may be identified as a result of the Traffic AnalysYs review. REQUIRED CONDITIONS OF APPROVAL PRIOR TO FINAL APPROVAL OF THE PARTITON PLAT BY THE CITY OF TIGARD: The following shall be represented on the final plat: 1. Dedication of additional right-of-way to provide 61 feet from centerline of SW Scholls Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of SW Scholls Ferry Road and SW 130 Avenue. 3. Provision of a non-access reservation along SW Scholls Ferry Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application. PRIOR TO FINAL OCCUPANCY The final plat, inclusive of all requirements under 1.A., above shall be accepted by and recorded by Washington County. COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations are sub�ect to the discretion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Daycare Center). As previously stated, a copy of the applicant's traffic study (as requested by the City), has been forwarded to the County Traffic Analyst for commenf. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Staff Comments: The above required Washington County conditions of approva! have been incorporated wifh Staff's recommended conditions of approva! for this project. 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002-KNOWLEDGE BEGININGS PAGE 23 OF 24 The City of Beaverton, Beaverton School District, Tigard/Tualatin School Distric�, ' Tri-Met, GTE and NW Natural Gas were given the opportunity to review this proposal and submitted no comments or objections. June 14. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner � � � June 14. 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager �- i:\cu rp I n\mj r�cu plcu p 99-02.rp t 6/21/99 HEARING'S OFFICER PUBLIC HEARING CUP 1999-00002—KNOWLEDGE BEGININGS PAGE 24 OF 24 �, . � G,.a� � i" i" i" /" � �� �- �� � Bo���vP�p `� � '"'' , , S`N SGN��"�5���Fl x'•� ' Z lE�4O[1l'.ROV1D fF) � / fE)�tan �� - ' i O O /" auw�ro ru a rV �c �1 l�i �� / _' "" � (� �') '^ / �•,/'—" '� I V� � -"��j,/ `-_'" � � [� _ RIUOEA%aP10 _""_""" F � ALLT }1 �� ' � E4 9 �LaJ Q � ''/' ��T?� � - " "" �" """'�`_ - � ��/ t^''"� (»a' f w � -_"� �` - `�, ` 1 •n• --- � ' I V Q t 't"'�� _ ---'-'_ _ -- Z �/ �� t���K ]e• I % '�_'�_" ' _ p - w � � y �._..____ __�--.� _� _____�_.�.."� �._ ` [werr+o "l���t +__._'"' �...��- — nca ro . 5'ii� ..f I �ur "' CTif7 . �e�r r�cc�.w• ( s• �� e•�� r�i a•v��.N� ^ � l LI i � '��`_� + ^*.----- --_ ----- �. � -�-- - 7-- o �� rn,w' - _ "1 1 rn. .. 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'�-- � � I - I � � ���i __ �, I I I � � � —�----- ----- � f— 7 —1 ----- I � ��..•wr� -r ---- ♦_ _:J" �7 � �tuoo I -t�� - �"`� �', I uu.�� __ __ rtJ. _'�J/� - ,� �I Iv _ - ' ..I I -- " _�' - � _'_ _ __� �/ •;� I .. o ;.�" �. �e..wG - � i. w�� '' - . � PARCEL 2 °'°"""""°" . . . � �.� _� (14.25 Acres) SITE PLAN � CUP 1994-00002 EXHIBIT MAP N KNOWLEDGE BEGINNINGS ma is not to sca�e DAYCARE CENTER PA I — � Z � • ' � i ,2 U � i /� � � � � ��? GEOGRAiHiC INFOR4ATipM SVSTEM Q RA LN � COMBINE ST O� G LO � a � �`� VICINITY MAP Q � � '' gNp N AY �-1 rn SHOE CLE�E�-P`N� 1 i OTTER r � � � � � � � � (,y � � TAIL TAR CUP I999�000O� O = F � _ � � � � � � 0 M ��� � ,ti �°�` , P Y � KNOWLEDGE w �� ERR I' < ��g °�8 y , F T -'7 BEGINNINGS � � ��� %�s�N���s �"` � -{ DAYCARE � � � � � ;' �y SP �', CE NTE R ��� s.� RING � �� ,� �" � w i � � ��'� S�R � y� SW HAWK'S �� -i ; a_ BEARD, ST SN I N O I ����,� �oQ° SUB.IEC ��' � "' � �� ; SITE ��W�� � J � > < . � � � � ' F = � � r°� o zoo aoo aoo Feet 1"=473 feet < � ��� � � W n A W �� I City of Tigard - d+ �� InfortnaGon on tBis map is Iw peneral Iocation ony�nd BRITT/WY � s'S�0 should W v�riReC wtM the Dsvelopment Service�Divi�ion. 13125 SW Hsll Blvd � Q LAKE Tiqard.OR 97223 � (503)639-�771 = a hUp:lJwww.ci.tiqard.or.us Community Development Plot date:May 17, 1999;C:lmagicWIAGIC03.APR � • . . , Scott Steele Steele Associates Architects, LLC EXHIBIT B 600 SW Columbia, Suite 3000 Bend OR 97702 Matt Hansen NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER 11010 SW Eschman Way CUP 1999-00002 Tigard OR 97223 KNOWLEDGE BEGINNINGS DAYCARE CENTER Hulsley Development Company Michael Hulsley PO Box 8600 Bend OR 97708 Burt Grabhorn 11493 SE 82�d Avenue Portland OR 97266 . . � � . AFFIDAVIT OF MAILIHG CITYOFTIGARD Comrnunity,DeveCopment SFwpingA Better�ommunity S7A�o�o�,�GoN ) County of�NasFiington )ss. City of 7'tgard ) I, �atricia G. GunsforcC, being first duly sworn/affirm, on oath depose and say that I am an AcCministrative SpeciaC'ut II for the City of7agard, `iNashington County, Oregon and that I served the following: (Chedc Appmpnale Boz(s)Bebw) � NOTICE oF PENDING LAND USE APPLICATION FOR: — AMENDED NOTICE (File NoJName Reference) � City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: — AMENDED NOTICE (File NoJName Reference) � City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: � _ i C AMENDED NOTICE (File No./Name Reference) (Oa�e of Public Hearing) = City of Tigard Planning Director - Tigard Hearings Officer = Tigard Planning Commission = Tigard Ciry Council 0 NoncE oF FINAL ORDER N0. FOR:� CUP1999-00002/MLP1449-00003 - "AMENDED" KNOWLEDGE BEGINNINGS DAYCARE �ENTER I —-- 6/2 I/� � AMENDED NOTICE (File NoJName Reterence) (Date ot Pudic r�earirgs) ` City of Tigard Planning Director 0 Tigard Hearings Officer � Tigard Planning Commission C Tigard City Council � (Type/Kind of Notice� FOR: � I (File No./Name Reference) (Date of Public HeaAnp,Happticable) A copy of the PUBLIC NEARIN6 NOTICE/NOTICE OF DECISION/NOTICE Of fINA!ORDER/OTHER NOTICE[Sl of which is attached, marked EX�Ilblt "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked E1lhlblt"B"�on the 22"�- of 0�1999,ang�deposited in the United States Mail on the 22'�day of luly,1999, postage PrePaic�� � � � '���� � (Perso at red Notice) Subscribed and sworn/affirmed befor me on the �- day o , 19� OFFICIAL SEAL DIANE M JELDERKS � ' NOTARY PUBLIC-OREGON COMMISSION NO.O46ta2 � MY COMMISSION EXPIRES SEPTEMBER 0�,�999 My commission . . • . /1H1!` -�� �. � . , 120 DAYS= 9/3/99 CITY OF TIGARD Community�DeveCopment S(apingf7 Better�'ommunity . CITY OF TIGARD �Washington Counry, Oregon "AMENDED" NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number(s): CONDITIONAL USE PERMIT (CUP 1999-00002 MINOR LAND PARTITION MLP 999-00003 Case Name: KNOWLEDGE BEGINNINGS DAYCARE CENTER Name of Owner: Burt Grabhorn Name of Applieant: Hulse Develo ment fom an , Attn: Michael Hulse Address of Applieant: PO Box 8600 Bend, Ore on 97108 Address of Property: The ro�ect site is loated at the southwest corner of the intersection of SW Scholls Fer Road and SW 130 Avenue. Tax Ma /Lot No.: WCTM IS133AC,Tax lot 08000. AN AMENDED FINAL ORDER IN[ORPORATING THE FACTS, FINDINGS AND CONfLUSIONS APPROVING A REQUEST FOR CONDITIONAL USE APPROYAL AND MINOR LAND PARTITION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIYE, MATERIALS, COMMENTS OF REVIEWING AGEN[IES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAfF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON U EI N 21, 1999, TO RECEIVE TESTIMONY REGARDING THIS APPLIfATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONClUSIONS CONTAINED WITHIN TNIS fINAL ORDER. Request: -➢ TO CONSTRUCT A DAY CARE fACILITY ON PROPERTY IONED R-25 (MEDIUM-HIGH DENSITY RESIDENTIAL). OTHER PROPOSED SITE IMPROVEMENTS INCLUDE ASSOCIATED OFF-STREET PARKING AND LANDSCAPING. THE APPLICANT ALSO REQUESTS LAND PARTITION APPROVAL TO DIVIDE THE El(ISTING 15.5-ACRE PROPERTY INTO TWO (2) PARCELS. THE APPLICANT PROPOSES TO DEVELOP TNE DAY CARE FACILITY ON THE SMALLER, 1.25-AfRE PARCEL THIS AMENDED FINAL ORDER REFLECTS REVISED COMMENTS RECEIVED FROM WASHINGTON COUNTY IN A MEMO DATED ULY 19, 1999. THE COUNTY'S REVISED COMMENTS OMIT TWO 2 ITEMS ORIGINALLY INCLUDE� AS RECOMMENDED CONDITIONS OF APPROVAL. THESE TWO 2 ITEMS WERE INCORPORATED IN STAFF'S RECOMMENDATION AND, SUBSEQUENTLY, A CONDITIONS OF APPROVAL OF THE HEARINGS OFFICER'S FINAL ORDER. SINCE THE COUNTY IS NO LONGER REQUIRING COMPLIANCE WITH THOSE CONDITIONS, CONDITION OF APPROYAL #5 �PAGE 2 OF 24, JUNE 21, 1999 STAFF REPORT) WHICH REQUIRED COMPLIANCE WITH THE OUNTY'S CONDITjONS HAS BEEN REMOVED. Zone: R-25 (Medium—High Density Residential). APPLICABLE REVIEW CRITERIA: fommunity Development Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.105, 18.730, 18.745, 18.755. 18.765, I8.780, 18.190, 18.195 and 18.810. Aetion: --➢ ❑ Approval as Requested ❑x Approval with Cunditions ❑ Denial Notiee: Notice was published in the newspaper, posted at fity Hall and mailed to: ❑X Ownen of record within the required distance � Affected�overnmental agencies ❑x The affected Citizen Involvement Team Facilitator 0 The applicant and owner(s) The adopted finding5 of fact, decision and statement of conditions an be obtained from the City of Tigard Planning Division, Tigard fity Hall, 13125 SW Hall Baulevard,Tigard, Oregon 91223. . Final Decision: THIS DECISION IS FINAL ON JULY 22, 1999 AND BECOMES EFFEQIVE ON AUGUST 6, 1999 UNLESS AN APPEAL IS FILED. �1Pp�eal: The deasion of the Review Authority 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 Divisian of Tigard (ity Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 5, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division at(503) 639-4111. . BEFORE THE LAND USE HEARINGS OFFICER FOR THE CIT'Y OF TIGARD,OREGON Regarding an application by the Hulsey Development Co. ) A M E N D E D for a tentative plan to divide 15 acres in[o 2 lots and for a ) F I N A L O R D E R conditional use permit for a day care center south of ) CUP 99-02 & MLP 99-03 Scholls Ferry Rd. at 130th Ave. in the City of Tigard ) (Knowledge Beginnings) I. SLTMMARY A. This final order concerns an application by Hulsey Development Co. (the "applicant") to partition a vacant, 151/2-acre block bounded by Scholls Ferry Road on the noRh, 130th Avenue on the east, Hawks Beard Street on the south and 135th Avenue on the west(the "site"). The applicant proposes to create two lots. Proposed Lot 1 contains about 1 t/a acres and is situated at the northeast corner of the block. The remainder of the block is proposed Lot 2. The proposed lots comply with dimensional requirement�s of the R-25 zone and do or can comply with the other applicable standards of the Tigard Community Development Code ("CDC"). B. The applicant also proposes to develop a 12,368-square foot one-story, 24-foot high structure on proposed Lot 1 in which Knowledge Beginnings will operate a day care center. As proposed or conditioned, the applicant also will improve roughly 12,600 square feet of exterior play space,parking for 29 vehicles and 23 bicycles, a monument-type sign facing 130th Avenue, storm water quality and drainage facilities and walls and/or fences around the site. The day care center will operate 6 AM to 6 PM daily. The proposed day care center will or can comply with the applicable conditional use standards in the CDC. C. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dated June 21, 1999 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. One neighbor testified orally with questions and concerns. The hearings officer closed the record at the conclusion of the hearing. There is no dispute in the case. D. For the reasons provided and referenced in this final order,the hearings officer approves the tentative plan for the partition and the conditional use permit for the day care center, subject to the conditions recommended by City staff with certain changes described more herein. E. This amended final order is warranted based on amendments to certain findings and conditions of approval recommended by Washington County. II. HEARING AND RECORD A. Tigard Hearings Officer Lan-y Epstein (the"hearings officer") held a duly noticed public hearing on June 21, 1999 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the hearing, and an audio record of the hearing. 1. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contac�S, bias or conflicts of interest. The hearings officer announced that he visited the site and invited witnesses to ask about and rebut his observations. 2. At the end of the hearing, the hearings officer closed the public record and announced his intention to approve the applications. B. The following testimony was offered at the hearing in relevant part. 1. City planner Mark Roberts summarized the proposed development, the applicable approval standards, the Staff Report and recommended conditions of approval. 2. Scott Steel testified for the applicant. He accepted the Staff Repon without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. 3. Matt Hansen, a neighbor to the south, testified with questions about impacts of traffic on 130th Avenue, particularly traffic speeding. Mr. Steel acknowledged the concern about traffic speeding, and opined that the use of the site for a children-related purpose may motivate drivers to be more careful in the vicinity of the site. Mr. Hansen also asked about the process to which future development of Parcel2 will be subject. C. City planner Mark Roberts conveyed the following information to the hearings officer during several telephone conversations the week of July 19, 1999. After the hearings officer issued the original final order on June 24, 1999, the applicant filed an appeal and contacted Washington County staff to discuss alleged errors in the County's recommendation for the applications. The hearings officer re-opens the record to allow the County to amend the data it originally provided. 1. The original data provided by the County was that Scholls Ferry Road is an A-2 Major Arterial requiring 61 feet of right of way from centerline, and that additional right of way is needed. When prompted by the applicant after the original final order was issued, the County concluded additional right of way is not needed. � 2. The original data provided by the County also indicated the applicant is required to file a non-access reservation along the Scholls Ferry Road frontage of the site. When prompted by the applicant after the original final order was issued, the County acknowledged that requiring such a reservation would violate the terms of a stipulated judgment to which the County was a party. Therefore such a reservation sholuld not be required. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. At the hearing the applicant aceepted those conditions without exceptions. No one disputed the findings in the Staff Report. The hearings officer agreed with those findings, conclusions and condiUons, and adopted the affumative findings in the Staff Report as support for the original Final Order. B. Based on the amended data from Washington County, the hearings officer continues to agree with the findings, conclusions and conditions recommended by City and County staff, including the amendments warrant.ed by new information since the original final order was issued (i.e., finding II.0 above). The hearings officer understands that the City staff have amended the Staff Report to acknoweldge the new information from the Nearings O�cerAmended Fina1 Order MLP 99-03/CUP 99-02 (Knowledge Beginnings) pa8e 2 County. Based on that amended Staff Report,which includes the updated recommendations of the County, the hearings officer finds certain changes in conditions of approval are warranted. 1. Condition of approval 5 should be deleted, because it refers to requirements of the County that no longer exist. 2. The recommendations of the County,which were incorporated by reference into the decision, aze hereby amended based on the July 19, 1999 revisions from the County. In implementing the conditions of approval, the City should not require the applicant to dedicate additional right of way for Scholls Ferry Road or to grant a non-access reservation along the Scholls Ferry Road forntage. IV. SITE VISIT The hearings officer visited the site without the company of others. V. CONCLUSION The hearings officer concludes that the partition and conditional use applications do or can comply with the relevant standards and criteria of the Tigard CDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. Therefore those applications should be approved subject to such conditions, including amendments warranted by updated information from the County. VI. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 99-03 and CUP 99-02 (Knowledge Beginnings) subject to the conditions of approval in the Staff Report as amended to reflect the updated information from the County. Condition of approval5 is hereby deleted. DArTED is 20th day ly, 1999. :� . Larry Epstei , City of Tig d e ngs Officer . Hearings O�cer Amended Fina!Order MLP 99-03/CUP 99-02 (Knowledge Beginnings) Page 3 `QMfNDfD"STAFF REPORT TO THE �� HEQRINGS OFFICER ��� CITY OF TIGARD �'ommunity�Dec�eCopmcrrt FOR THE CITY OF TIGARD, OREGON ShapingA�etter�'ommunity 120 DAYS = 9/3/99 This amended Staff Report to the Hearings Officer reflects revised comments received from Washington Counfy in a memo dated July 19, 9999. The County's revised comments omit two items originally included as recommended conditions of approval. These two items were incorporated in Staff's recommendation and, subsequently, as conditions of approva! of the Hearings Officer's fina! order. Since the County is no longer requiring compliance with those conditions, Condition of Approval#5 (page 2 of 24, June 21, 1999 Staff Reporf) which required compliance wifh the County's conditions has been removed. Pursuant to TMC 18.390.080.F, Staff recommends the Hearings Officer issue an amended decision, subject to the revised condifions of approva!contained herein. SECTION I. APPLICATION SUMMARY KNOWLEDGE BEGINNINGS DAYCARE CENTER CASES: Conditional Use Permit (CUP) 1999-00002 Land Partition (MLP) 1999-00003 APPLICANT: Hulsley Development Company OWNER: Burt Grabhorn Contact: Michael Hulsley 11493 SE 82�d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 PROPOSAL: The applicant has re uested Land Partition approval to divide a 15-acre tract of land into two�2) parcels and Conditional Use Permit approval to develop a Daycare Center on the smaller(1.25-acre) parcel. LOCATION: Southwest corner of the intersection of SW Scholls Ferry Road and SW 130�'Avenue; WCTM 1 S133AC, Tax Lot 08000. COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential. ZONING DESIGNATION: R-25. The R-25 zoning district conditionally permits daycare facilities subject to approval of a Conditional Use Permit. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.420, 18.510, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. . SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearing's �fficer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 7lZO/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002—KNOWLEDGE BEGININGS PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRI�R TO FINAL SITE INSPECTION: (Unless otherwise noted, the staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.) THE SITE AND/OR BUILDING PERMIT FOR PARCEL 1: 1. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. STAFF CONTACT: Mark Roberts, Planning Division. 2. The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable desi�n and access standards are met. STAFF CONTACT: Mark Roberts, Planning Division. 3. The applicanYs revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. STAFF CONTACT: Mark Roberts, Planning Division. 4. The applicant shall reduce the size of the proposed monument sign and.submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. STAFF CONTACT: Mark Roberts, Planning Division. 5. Deleted per revised Washington Counfy Comments (see page 23). 6. Prior to issuance of the site and/or building permit, a Street Opening Permit will be required for this project to cover the installation of sidewalk and the new driveway. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state wi�hin 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shalf be provided on- site. No construction vehicles or equipment will be permitted to park on fhe adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 9. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 2 OF 23 10. The applicanYs public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare project. 11. The applicanYs construction plans shall indicate that they will construct the following frontage improvements along SW 130 Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. driveway apron to City standard. 12. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department Brian Rager) for review and approval prior to issuance of the building permit. In a dition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION OF PARCEL 1: 13. Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. STAFF CONTACT: Mark Roberts, Planning Division. 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings.of the public improvements as follows: 1) m�lars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water qua�ity facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at si�nificant sta es, and at completion of the construction. Prior to final building inspection, �he design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Vllatkins, Building Division. 17. Prior to a final building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project, or they sf�all pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount for each parcel will be as follows: � Parcel1: $5,445 Parcel2: $28,958 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PARTITION PLAT: 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 3 OF 23 19. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. C. Once the City and CountX have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THIS DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: The subject property is vacant and undeveloped. No previous land use actions are on file except a "wetland" parcel tag in the City's permit tracking database. The property does not appear on the City's inventory of Significant Wetlands and Streams, but comments submitted by USA indicate that a wetland area may exist in the southeast corner of the parent parcel. No development is proposed in this portion of the property. Vicinity Information: The subject parcel is 15'/2 acres in size and occupies the block formed by SW Scholls Ferry Road, 135�h Avenue, Hawks Beard Street and 130`h Avenue. Scholls Ferry Road is a County-maintained Arterial street. Southwest 135'h and SW 130"' Avenue are both designated as Minor Collectors on the City's Comprehensive Plan Transportation Map. To the north of Scholls Ferry Road is the Citx of Beaverton. Residential zoning and residential development characterizes the vicinity, although several vacant parcels remain. The subject property is the larg est vacant property in this part of Tigard. Approximately '/< mile to the south of fhe site is Summer Creek, a Minor Stream on the City's Wetlands and Riparian Corridors Map, which flows southeast to Fanno Creek. Site Information and Proposal Description: The proposal includes a land partition and development of a conditional use on a 1'/-acre parcel. The "site" is defined differently within this one land use application. The "site" of the pa�tition is the15'/2-acre parent parcel, whereas, the "site" of the proposed daycare facility is the smaller of the two partitioned parcels (1'/< acres). For clarity, therefore, this report will refer to the proposed partition parcels as Parcel 1 (proposed 1'/-acre daycare site) and Parcel 2 (14'/-acre remainder parcel) and reserve the term "site" for the proposed site of the daycare conditional use. The applicant proposes to divide the 15.5-acre parent parcel into two and develop a daycare facility on the smaller, 1.25-acre lot. The site of the development is the northeast corner of the parent prope�ty, which is located at the intersection of SW Scholls Ferry Road and SW 130`h Avenue. A daycare facility is a conditional use in the underlying R-25 zone. The applicant has indicated in the narrative that the building could potentially �e remodeled as offices. However, an office use is not permitted under current R-25 zoning. The daycare facility will be situated in a 12,368 square foot building containing 15 classroom spaces. Associated site improvements include off-street parking, bicycle parking facilities, a fenced-in lawn area with playground and a perimeter landsca�ing buffer. Overall the project will develop 66% of the site in impervious surfaces and 44/o of the site in landscaping. 7/20/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 4 OF 23 The applicant proposes to, detain and treat stormwater onsite with an oversized storm water pipe and a biofiltration swale along the south boundary of the Project. Streets adJ'acent to the development site include SW Scholls Ferry Road and SW 130th Avenue. Scholls Ferry Road is fully improved except for street trees, which are proposed by the applicant as part of the project. However, Washington County is requiring addifional dedication of right-of-way along the entire property frontage on SW Scholls Ferry Road to provide a total of 61 feef from centerline where 50 feet now exists. The applicant has not proposed this dedication as part of the project, although it appears that the requirement can be accommodated without significant impacts to the daycare project as currently proposed. The site s frontage on Southwest 130 Avenue is improved except for sidewalk and street trees, which the applicant has proposed to install as part of the pro�ect. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use - Chapter 18.330: Section 18.330.010.A states that the purpose of this chapter is to Provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of aPproval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. In compliance with Section 18.390.050, a pre-application conference was held on November 19, 1998. An application for Site Development Review was submitted and subsequently deemed complete on May 6, 1999. Notice of a Type III Hearing was given as required by Section 18.390.050.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis of this Staff Recommendation to the Hearings Officer. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, usin� approval criteria contained in Section 18.330.030A and sub�ect to other requirements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.420, Land Partition; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening, 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.785, 5igns; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility fmprovement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elernents related to the provisions of the following cha ters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 1�715, Density Computations; 18.720, Desi�n Compatibility Standards; 18.725, Environmental Performance Standards; 18.370, Variances and AdJ'ustments; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources OveFlay District; and 18.798, Wireless Communica�ions Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study: Section 18.390.040.B.2.e 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 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 rec�uires the dedication of real property interests, the appficant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication �s not roughly proportional to the pro�ected impacts of the development. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 5 OF 23 As noted under this Section, any required dedication of an interest in real property must be roughly proportional to the impacts of the proposed development. As noted above, Washington County is requiring dedication of additional ri�ht-of-way along the entire property frontage on SW Scholls Fer Road (11 feet of additional width for approximately 1,300 linear feet = 14,300 square feert�. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II (Resolution 95-61), TIFs are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 1999, the TIF for each trip that is generated by a commercial use such as a daycare facility is $51 and the trip generation rate for daycare facilities is 67 weekday trips and 6.15 weekend trips per 1,000 gross square feet. Using the TIF calculation formula, this translates to a melded trip rate of 49.61. Based on these figures, the TIF per 1,000 square feet of daycare space may be approximately $2,530 ($51 x 49.61). It can, therefore, be estimated that, upon completion of this development, the developer will be required to pay TIFs of approximately $31,291 (12,368 square feet x $2,530.11 per thousand). Based on the estimate that total TIF fees cover 32°/a of the impact on major street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is approximately $97,784 ($31,291 = 32%). By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated proJ ect impact of $66,493 remains ($97,784 total impact - $31,291 estimated Traffic Impact Fee . Based on previous right-of-way acquisitions (aPproximately $3 per square foot), the �ity estimates that the value of the required right-of-way dedication (approximately 14,300 square feet) may be approximately $42,900. Therefore, the requirement for dedication of street nght-of-way associated with this proposal is easily proportional to the unmitigated traffic impact of the proposed development. MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT (R-25): The R-25 zoning district is designed to accommodate existing housin� of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses is permitted conditionally. Permitted Uses: Table 18.510.1. lists permitted, restricted, conditional and not-permitted uses in the industrial zoning districts. The applicant is proposing to develop a daycare facility and associated on-site improvements. A daycare use may be approved conditionally in the C-P zone. Dimensional Requirements: The R-25 Zoning District standards are contained in Table 18.510.2. STANDARD . R-25" PROPOSED Minimum Lot Size 6,100 sq. ft. Approx. 54,450 sq. ft. Minimum Lot Width 50 ft. Approx. 320 ft. Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & 20 ft. 90 ft. through lots - Side yard 10 ft. 51 ft. - Rear yard 20 ft. 28 ft. - Side of rear yard abutting more restrictive zoning district 30 ft. 51 ft. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 6 OF 23 - Distance between property line and garage entrance 20 ft. N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage [2] 85°/a 66% Minimum Landscape Requirement 15% 44°/a * Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. [1] Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicant's proposal with the minimum dimensional standards of the R-25 zone. RECOMMENDATION: Based on the information provided above, Staff recommends the Hearings Officer find that the applicanYs proposal meets or exceeds the dimensional standards of the R-25 zoning district. LAND PARTITION APPROVAL CRITERIA Section 18.420.050.A states that a request to partition land shall meet all of the following criteria: The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated by the analysis presented within this Staff Report and through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report; Based on the analysis provided therein, it is found that adequate public facilities are available, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The specific dimensional requirements of the underlying zone are discussed in detail later in this report. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The R-25 zoning district does not have a minimum lot width requirement, therefore, this criterion does not apply. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. As noted later in this report, the proposed partition satisfies the dimensional standards of the underlying R-25 zone. Each lot created throu�h the partition process shall front a public right-of-way by at least 15 feet, or have a egally recorded minimum 15-foot-wide access easement. 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 7 OF 23 The subJ'ect property fronts SW 130'h Avenue, SW Scholls Ferry Road, SW 135`h Avenue and SW Hawks Beard Road, all of which are public streets. The applicanYs preliminary plat indicates that both parcels will have more than 15 feet of frontage on at least one of these streets. Setbacks shall be as required by the applicable zoning district. . The specific dimensional requirements of the underlying zone are discussed in detail later in this report for the proposed Daycare facility. No development is proposed at this time for the 14 26-acre parcef. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. A screen shall be provided along the Property line of a (ot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and offered no comments or objections to the proposed partition. Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have separate access to at least one of the four abutting public streets. Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. The requirements of this chapter are discussed in detail later in this report. The analysis provided therein demonstrates that the applicable criteria are satisfied outright or wilf be satisfied as conditioned. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain, the City shall require 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. 4 According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the Partition approval criteria are met outnght, or will be met as conditioned. CONDITIONAL USE Section 18.330.030 contains the following general approval criteria for a Conditional Use: The site size and dimensions provide adequate area for the needs of the proposed use; 7/20l99':4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KN04VLEDGE BEGININGS PAGE 8 OF 23 The proposed conditionai use will be developed on a 1.25-acre parcel, rectangular in shape with dimensions of approximately 290 feet by 180 feet. The proposed 12,368 square foot facility will occupy 23% of the site. The proposal includes adequate parking as discussed later in this report and more than double the required landscaping. The total impervious surfa�e area of the site will be 66%. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. The site's size and shape allow for development of the site without restriction. The site slopes gently to the south and includes no significant natural features. The location of the site at the intersection of an arterial street with a minor collector and surrounded by residential zoning and existing residential development is easily accessible and convenient to a large potential market of local residents. All required public facilities have adequate capacity to serve the proposal. All public facilities, including streets, storm and sanitary sewers and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The applicable requirements of the underlying R-25 zoning district are discussed in detail elsewhere in this report. The supplementary requirements set forth in other chapter of this code including but not limited to Chapter '18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the development code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a Children's Daycare: Minimum lot size shall be 5,OU0 square feet; The proposed development site is 1.25 acres in size and exceeds this minimum standard. Minimum setbacks shall be those of the applicable zone; The setbacks of the underlying zone are met as discussed elsewhere in this report. Height limitation shall be that of the applicable zone; . The height limitation of the underlying zone is not exceeded as discussed elsewhere in this repo�t. State certification shall be obtained in accordance with ORS Chapter 418; and A condition of approval requires that the applicant submit evidence of state certification to the City prior to issuance of a certificate of occupancy. Off-street parking shall be in accordance with Chapter 18.765. The off-street parking standards are met, as discussed elsewhere in this report. 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999�00002-KNOWLEDGE BEGININGS PAGE 9 OF 23 RECOMMENDATION: Based on the analysis above and elsewhere in this report, Staff recommends the Hearings Officer find that the Conditional Use approval criteria are met outright or will be met as conditioned. CONDITION: Prior to issuance of a certificate of occupancy, the applicant shall submit evidence of state certification. Access E ress and Circulation — Cha ter 18.705: 18.705.02 .A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramPs, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and e�ress. 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 applicanYs site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on SW 130'h Avenue. Within all attached housin� (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; The proposal is a commercial development, therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkway does not cross vehicle access driveways or parking lots. The walkway varies between 5 and 8 feet in width. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkwa�s shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; 7/20l99`AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 10 OF 23 TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs re uired 100+ 2 30' 24' curbs required or 1 50' 40' curbs re uired Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parking lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW 130`h Avenue. Vehicular access shall be provided to commercial or industrial uses, and shall be Iocated to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 18 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision fo� loading is discussed below. In staff's opinion, no additional truck traffic requirements appear to be necessary for a Daycare use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The subject property and adjacent property is zoned for residential use, therefore, this criterion does not apply. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.705, Access, Egress and are satisfied. Exce tions to Develo ment Standards — Cha ter 1 .730: Section 18.730.040.A. provides for additiona setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback' distance for buildin s on arterial streets is the setback distance required by the zoning district Qlus�he following distances measured from the centerline of the street as contained in Table 18.730.1. Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Southwest Scholls Ferry Road is an arterial street, which requires a 50-foot building setback from right-of-way (ROW� centerline. The applicant's site plan indicates that the ROW is 50 feet wide from centerline, the building is, therefore, setback more than required by this standard. Southwest 130th Avenue is a Minor Collector Street, although it is not listed in Table 18.730.1. The applicanYs site plan indicates that the ROW is 30 feet wide from centerline, the building is, therefore, setback more than required by this standard. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 11 OF 23 RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.730, Exceptions }o Development Standards are satisfied. Landsca in and Scre nin —Cha ter 18.745: Section 18. 45.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development proJ ects fronting on a public street, private street or a Qrivate driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The subJ'ect property has frontage on SW Scholls Ferry Road and SW 130�' Avenue. This proposal includes the pa�titioning of the subject site from the 15-acre Parent parcel. On- site trees are proposed along both frontages, which staff believes will function as street trees and are appropriately spaced. The applicant's landscape plan indicates that Sarg ent Cherry (Prunus Sargenfi� is proposed as required street trees. According to the Western Garden Book, this species - has an upri�ht spreading growth pattern and reaches a height of 40-50 feet. This is consistent with a larg e tree as defined under Section 18.745.040.C.2, which requires a spacin of not more than 40 feet on center. The applicants landscape plan indicates that street �rees will be spaced approximately 30 feet on center. On both frontages, the applicant proposes to place the street trees on-site, rather than in the right-of-way. This is consistent with Section 18.745.040.C.1. Bufferin and Screening: Section �8.745.050.A.2. states that buffering and screening is required to reduce the impacts on ad�acent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The applicant proposes to develop a commercial Daycare facility on a site that is zoned R- 25. All adjacent prope�ty is also zoned for residential use (R-7, R-12 and R-25). Accordin� to the above-referenced matrices, development in commercial zoning districts (and, by inference, development of commercial uses in other zones) requires buffering and screening from adjacent residential property at the D-1, D-2 or D-3 level. Buffering, but not screening is required where the site abuts public right-of-way. The "D" buffer standard requires a buffer 10-20 feet wide with trees, shrubs and a screen. The 20-foot buffer requires a hedge screen; the 15-foot buffer requires a fence screen and the10-foot buffer requires a masonry wall screen. The landscape plan indicates that a 10 to 15-foot landscaped area is proposed along the property's no�th and east boundaries, where public streets abut the site. Since no screening is required where right-of-way separates property, the applicant's proposal meets the buffering standards on these two sides. To the west and south, a 10-foot buffer is proposed. The west buffer is landscaped with groundcover and two trees. The south buffer contains a bioflitration swale at the base of a 3 to 4-foot retaining wall that will provide stormwater treatment for the site. Also, a chain-link fence is proposed on along the inside edge of the buffer separatin� the lawn and play area from adjacent properties and the on-site parking area. One tree is proposed adjacent to the retaining wall. The proposal does not fully meet the buffering and screening standards, but staff believes that with several modifications required as a condition of approval, the landscape plan will satisfy the intent. The applicant should install additional shrubs and trees spaced at 20- foot on center. In the biofiltration swale, shrubs should be installed along the edge of the 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 12 OF 23 swale to the extent that this does not interfere with the operation of the swale. The chain- link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: . 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; . Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; . Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and . The minimum dimension of the IandscaQe islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's landscape plan indicates that shrubs and trees will be provided around the perimeter of the parking lot. The proposed plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parkin� lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot contains 32 parking spaces, which would require 5 trees spaced evenly. The landscape plan indicates that eight perimeter trees are proposed to the north and east of the parking area and two to fhe south. The spacing of the trees is consistent with the "equal distribution" standard. However, the fwo trees to the south of the parking area are not directly adjacent to the pa�king area, they are separated by a walkway. Either these trees should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be provided at the western end of the parking area. The plan indicates that this area is to be enclosed with a 5-foot 4-inch masonry wall, gated on the front side. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall submit a revised landscape plan for review and approval. The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale, shrubs should be installed along the edge of the swale to the extent that this does not interfere with the operation of the swale. The chain-link fence should be replaced with a 6-foot masonry wall along the west and south lawn area boundary. Also, the two parking lot trees ad�acent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands. 7/ZO/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEOGE BEGININGS PAGE 13 OF 23 Mixed olid Waste and Rec clabl Stora e — ha ter 1 .7 5: Section 18.755.010.B. states that the mixe 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 sife plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum stora e area of 10 square feet, plus 4 square feet11,000 square feet gross floor area (GFA}�for "office" and "other" uses. The total square footage of the proposed building is 12,368 square feet. A building this size is required to provide storage of 134 square feet (10 + (10 x 12.37) = 133.7). The applicanYs site plan indicates that the proposed trash enclosure will be approximately 8 feet x 15.5 feet (124 square feet). The trash enclosure should be enlarged to conform to this standard. RECOMMENDATION: Based on the above, Staff recommends the Hearings Officer find that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION: The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, includin the screening standards of Chapter 18.745. The applican� shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parkin —Cha ter 18.765 Section 18.765.0 0 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan and floor plan indicate that the proposed building will total 12,368 square feet of gross floor area and contain 15 classrooms. Table 18.765.2 states that the minimum parkin� requirement for a daycare use is 2 spaces per classroom. Based on the size of the building, this translates to a minimum parking requirement of 30 spaces (2 x 15 = 30). The applicant's site plan indicates that 30 parking spaces are proposed. Section 18.765.030.B. states that the location of off-street parking will be as follows: . 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); . Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to senre, measured in a straight line from the building: The site plan indicates t�iat the furthest point of the parking area is within 115 feet of the building. Section 18.765.030.G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Ore�on Uniform Bu�lding Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The proJ ect proposes 30 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". 7l20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 14 OF 23 Section 18.765.040.J. states that 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 Parkin� stall. The front three feet of the parking stall may be concrete, asphalt or ow lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: . 8.5' x 18.5' for a standard space; . 7.5' x 16.5' for a compact space; and . As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; . The width of each parking space includes a stripe, which separates each space. The applicant's site plan indicates that parking spaces are sized according to these standards. Although 14 spaces are only 18 feet long, an overhang is permitted and there is room in the abutting landscape area fo accommodate a 6-inch overhang. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parking space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisle is at least 24 feet wide, except at the western end of the parking area whe�e it �s 23.5 feet. At this location the northern parkin spaces are oriented at an approximately 75° angle to the access aisle. Table 18.765.� permits aisle widths of 23 feet where 9-foot wide parking spaces are angled at 75°. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shalf be provided at locations within 50 feet of primary entrances to structures; The site plan indicates that a bicycle parking area will be provided approximately 70 feet from the primary building entrance. Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parkin� requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Txpe II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a daycare use must provide 1.5 bicycle parking spaces per classroom. The floor plan indicates that 15 classrooms will be provided. The bicycle- parking requirement is, therefore, 23 spaces (15 x 1.5 = 22.5). The site plan indicates that 11 bicycle parking spaces are proposed. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that 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: 7/20/99':4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 15 OF 23 . A minimum of one loading space is required for buildings with 10,000 gross square feet or more; The applicant's site plan indicates that a loading space will be provided. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION: The applicanYs revised site plan shall indicate that a minimum of 23 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Si ns — Cha ter 18.780: 18.780.130. states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall si�ns may not exceed five percent of the gross area of the wall face on which the sign is mounted; The applicanYs site plan indicates that a monument sign is proposed in the northeast corner of the site, near the Scholls Ferry Road/SW 130`h Avenue intersection. The proposed sign is 4'/2 feet high and has a face area of approximately 53 square feet. The sign is larger than is permitted in the R-25 zone. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.780, Signs are not fully satisfied but can be met through compliance with the condition of approval. CONDITION: The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicating that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or wh�re no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Based on a review of the site plan, which is drawn to scale, it can be determined that the clear vision area associated with the Scholls Ferry Road/SW 130`h Avenue intersection is unobstructed. The proposed monument sign is located outside the 35-foot vision clearance area. RECOMMENDATION: Based on the analysis above, Staff recommends the Hearings Officer find that the standards of Chapter 18.795, Visual Clearance Areas have been met. 7/20/99"AMENDED"HEARING'S OFFICER STAFF REPORT CUP7999-00002-KNOWLEDGE BEGININGS PAGE 16 OF 23 Street and Utility Improvement Standards —Chapter 18 810 Streets TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. The 15.5-acre site is bordered by four public streets: SW Scholls Ferry Road, SW 135'h Avenue, SW 130th Avenue and SW Hawksbeard Street. SW Scholls Ferry Road This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site, with the exception of street trees. As a part of the development of either parcel, street trees will need to be installed. A condition of the CUP approval for Parcel 1 is included in this decision. Washington County is requiring additional right-of-way dedication to provide 61 feet from centerline where 50 feet now exists. SW 135th Avenue This roadway is classified as a minor collector street on the City's Transportation Plan Map. It is fully improved adjacent to this site, with the exception of street trees. When Parcel 2 is developed, the street tree installation will be required. There is presently approximately 60 feet of ROW on this roadway, which is adequate; no additional dedications are necessary. SW 130"' Avenue This roadway is classified as a minor collector street on the City's Transportation Plan map. There is presently 60 feet of ROW adjacent to this site, so no further dedications are necessary The roadway is partially improved with the exception of sidewalk and street trees. When either parcel is developed, pa�tial street imp�ovements to include the street trees and sidewalk will be neceSSary. SW Hawksbeard Street This roadway is classified as a local residential street. There are existing improvements that were constructed as a part of the apartment project to the south. When Parcel 2 is develoPed, the north half of this street will be required to be completed. There is presently 50 feet of ROW adjacent to this site, which is adequate. No additional dedications are necessary. Traffic Impact Study Findings A traffic impact study was completed by Charbonneau Engineering, and is dated April, 1999. The study reviewed the intersection of SW Scholls Ferry Road at SW 130`h Avenue, and SW 130�h Avenue at the proposed site driveway into Parcel 1 �Knowledge Beginnings). The study found that this development would generate approximately 956 new daily trips to the roadway system. During the AM Peak Hour, 153 trips are expected, however 115 of those trips are considered "pass by" trips, which means these are tnps alread y on the roadwa y s ystem, but will sto p at this facilit y on the wa y b y. Durin g the PM Peak Hour, 159 trips are�expected, with 119 of those considered pass by trips. The study indicates that with the additional trips, the Scholls Ferry Road/130"' Avenue intersection will operate at Level of Service (LOS) B or better, and the 130`h Avenue/site access will operate at LOS A. Both LOS estimates are well within acceptable ranges. No additional offsite transportation improvements are warranted as a result of the development on Parcel 1. Water There is existing public water lines located in all four of the surrounding streets. No additional public water line work is necessary with the development of these parcels. 7l20/99`i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 17 OF 23 Sanitary Sewer There is an existing 8-inch public sanitary sewer line located in SW 130'h Avenue that is available to serve this site. The applicant s plans indicate that they will make a connection to the sewer line for the proposed development of Parcel 1. Storm Draina�e There is an existing storm drainage line in SW 130th Avenue that is available for this site. The applicanYs plans indicate the development on Parcel 1 will be served from this line. Onsite detention will be provided in an oversized pipe onsite. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA 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 applicanYs plan indicates that they will provide an onsite biofiltration swale to treat the storm water. The preliminary calculations submitted appear to indicate that the 190-foot long swale will adequately treat the site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the pro�ect and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control USA Design and Construction Standards also regulates 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 USA regulafions, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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 underg rounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foof of street frontage that contains the overhead lines. The frontage along the entire site is 1,251 lineal feet, which is further bro�Cen down as follows: Parcel 1: 198 lineal feet Parcel 2: 1,053 lineal feet. The resulting fees for both parcels would, therefore, be: Pa�cel 1: $ 5,445 Parcel2: $28,958 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). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of a site and/or building permit. For the daycare project, the addressing fee will be $30. 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 18 OF 23 ADDITIONAL SITE DEVtLOPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: . Located to preserve existing trees, to�ography 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. The site of the proposed development includes no significant natural features. There is one existin tree that will be preserved. The natural topography slopes gently to the south and this na�ural drainage pattern will be preserved. The proposed building will be oriented so that the outdoor play area is to the south, where it will receive maximum solar exposure. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As noted above, there is one existing trees on the site that will be preserved. Exterior elevations: Section 18.360.090.A.3.a. states that along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet. The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that buffering shall be �rovided 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: The proposal involves a commercial daycare use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this repor�. Section 18.360.090.A.4.b. states that on site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: • What needs to be screened; . The direction from which it is needed; • How dense the scre'en needs to be; . Whether the viewer is stationary or mobile; and . Whether the screening needs to be year around. The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that 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; 7/20/99'AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 19 OF 23 The proposal is a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be desi�ned 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 The proposal is for a commercial daycare use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-famil� use: Section 18.360.090.A.7.a. states that in addition to the requirements of Subsections 5 and 6 above, usable outdvor recreation space shall be provided in residential developments for the shared or common use of all the residents. The proposal is for a commercial daycare use. This section related to residential development only and, therefore, is not applicable. Section 18.360.090.A.8. states that where landfill and/or development is allowed within and ad�acent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient o�en 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that 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 Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: . A deck, patio, low wall, hedge, or draping vine; . A trellis or arbor; . A change in elevation or grade; . A change in the texture of the path material; . Sign; or . Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkWay approach to the building entrance provides a clear corridor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that all four building elevations are provided with a number of windows. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 7/20/99'i4MENOED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 20 OF 23 , • . / Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heav� 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 applicanYs site plan indicates that two double-fixture light poles are proposed for the parking area. The Tigard Police Department reviews lighting plans and provides comments on development proposals. No comments or ob�ections were received regarding this project. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1� & (2) state that the requirements for transit facilities shall be based on the following: . The location of other transit facilities in the area; and • The size and type of the proposal. Southwest Scholls Ferry Road is served by Tri-Met and there are several bus stops in the vicinity. The closest is at the intersection of Scholls Ferry Road and SW 130th Avenue. Tri-Met had the opportunity to review this proposal and did not recommend any additional transit-related improvements in conjunction with this project. Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: . 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 . A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 44% of the site in landscaping. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be ad,dressed through the building permit process. Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified bx other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met. RECOMMENDATION: Based on the analysis above and throughout this report, Staff recommends the Hearings Officer find that the approval cnteria of Chapter 18.360, Site Development Review are satisfied outright or can be met as conditioned. 7/20/99"AMENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 21 OF 23 . _ � . SECTION V. OTHER STAFF COMMENTS The City Building Division has had the opportunity to review the proposal and has offered the following comments: • Retaining wall exceeding 4 feet requires engineering and permit • Gates required in the 6-foot fence to provide fire fighter access • Provide fire truck access to within 150 feet of all exterior walls • A manual fire alarm system is required • An automatic fire sprinkler system is required � Connect roof drains to storm system • Provide a FDC (Fire Department Connection) within 70 feet of a fire hydrant • Locate a fire hydrant within 250 feet of all exterior walls • Submit a fire flow work sheet • Provide a hydrant flow test for each fire hydrant The City Water District has had the opportunity to review the proposal and has offered the following comments: • As indicated on the plans a proposed fire sprinkler system is requested for the building. The DDCV assembly shall be located on pnvate property at the right-of-way. Minimum of double check valve assembly to be located directly behind the water mete� (property line protection). The City Police Department has had the opportunity to review the proposal and has offered no comments or objections: SECTION VI. AGENCY COMMENTS Unified Sewera�e Agency (USA) had the opportunity to review the proposal and has offered the following comments: SANITARY SEWER: Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition.) Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the'volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer to provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist in the southeast corner of the parent parcel . Developer must preserve a 25-fot corridor as described in R&O 96-44 separating t e sensitive area from the impact of development. EROSION CONTROL A Joint 1200-C erosion control permit is required, when the parent parcel develops. 7/20/99`:4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 22 OF 23 Sfaff Comment: If a Sensitive Area exists in the southeast corner of the parent parcel, preservation requirements wi!! be assessed when a development proposal is submitted at the City for review. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following revised comments (Memo dated July 19, 1999) and required conditions for development adjacent to SW Scholls Ferry Road, a County-maintained A-2 Major Arterial. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The applicant is not proposin access to SW Scholls Ferry Road at this time. The County reserves the right �o require further review and to apply additional conditions if future plan revisions propose any access to SW Scholls Ferry Road. 2. Washington County requires a traffic safety review when estimated daily trip generation of a pro�ect and existing traffic levels on the adjacent County road exceed given limits as determined by R&O 86-95. Calculated trip generation of this development and current usage levels of SW Scholls Ferry Road at this location do exceed these limits, therefore, this development proposal, as well as a copy of the Traffic Analysis prepared for the City of Tigard, have been forwarded for a safety review by the County Traffic Analyst. Please note that additional requirements may be identified as a result of the Traffic Analyst's review. CONDITIONS OF APPROVAL— "REVISED" 1. COUNTY RECOMMENDATIONS (Please note: Requirements identified in this letter are considered by the County to be mandatory safety improvements. The following recommendations are subject to the discretion of the City). Although this development does not currently propose access to SW Scholls Ferry Road, a preliminary estimate of trip generation suggests approximately 980 trips based on ITE code # 565 (Daycare Center). As previously stated, a copy of the appIicanYs traffic study (as requested by the City), has been fonNarded to the County Traffic Analyst for comment. Please consider any recommendations submitted by the County Traffic Analyst for mitigation of possible impacts to SW Scholls Ferry Road. Staff Comments: The revised Washington County comments no longer require compliance with conditions of approval. Condition #5 of the or�g�na! Staff recommendafion has been deleted to reflect the County's revised comments. The City of Beaverton, Beaverton School District, Tigard/Tualatin School District, Tri-Met, GTE and NW Natural Gas were given the opportunity to review this proposal and submitted no comments•or objections. July 20. 1999 PREPARED BY: Mark J. Robe�ts DATE Associate Planner i:lcurpin\mjrlcuplcup99-02.revised.rpt 7/20/99'i4MENDED"HEARING'S OFFICER STAFF REPORT CUP1999-00002-KNOWLEDGE BEGININGS PAGE 230F 23 Scott Steele Steele Associates Architects, LLC EXHIBIT B 600 SW Columbia, Suite 3000 Bend OR 97702 Matt Hansen REVISED NOTICE OF FINAL ORDER BY THE HEARINGS 11010 SW Eschman Way OFFICER Tigard OR 97223 CUP 1999-00002 KNOWLEDGE BEGINNINGS DAYCARE CENTER Hulsley Development Company Michael Hulsley PO Box 8600 Bend OR 97708 Burt Grabhorn 11493 SE 82nd Avenue Portland OR 97266 James T. Marquoit Attorney At Law 430 Pacific Building 520 Southwest Yamhill Street Portland, OR 97204 ' CONDITIONAL USE + ''� TYPE III APPLICATION CITY OF TIGARD 13125 SW Ha!!Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: Mb� / py� DATE OF PRE-APP.: t\/�-t/°�b Property Address/Location(s): fiaR*�►E.c� oF S.w, 4�c..�-�v�.�:5 FEQ.V-� L S.v�, ��o'� FOR STAFF USE ONLY Tax Map&Tax Lot#(s):t�1. �. , LoP�-�.�� oF ;�� ..;r; ° , Case No.(s): . TA� �.cT �G�O Other Case No.(s): I�1�� `� � - �� Site Size: � .ZS A�Q�� Receipt No.: �'"''`' ' � Property Owner/Deed Holder(s)': ��T� L•s�1�j�c�t� Application Accepted By: � Date: � � � Address: 11 �a 3 Sd 82�st Phone: �'D —1 3q q City:�►l��.�'J d t�/zG Zip: �7 �o(o Applicant*: hlu��G�C C���E�-oc�.r.�.-cr Gor�C�qe-tiY Date Determined To Be Complete: Address: �c>• �wc �oo Phone:�\-58S�Zl36 Comp PIan/Zone Designation: City:_ '¢jEr�o 0 2 Zip: q'1'1 v E3 ' When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession CIT Area: with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the Rev.11/26/98 i:lcurpinlmasters�cua.doc back of this form or submit a written authorization with this application. PROPOSAL Sl1MMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Conditional ✓ Application Elements Submitted: Use approval to allow{please be specific): � ��Y��c ��"�`� \� A� ❑ Application Form ❑ Owner's Signature/Written Authorization � '2S Z v�e-l� 1�+. 't-�,Ae�Er� ❑ Title Transfer Instrument or Deed _�c�r�r��Tto�-1,a�.- u5�� ❑ Site/Plot Plan (#of copies based on pre-app check list) ❑ Site/Plot Plan (reduced 8'/:"x 11") ❑ ApplicanYs Statement (#of copies based on pre-app check list� ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ❑ Filing Fee $1,615.00 1 . List any VARIANCE, SENSITIVE LANDS PERMIT, OR OTHER LAND USE ACTIONS to be considered as part of this �ppiication: + APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject ro e • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this � day of , 19 wner's Signature Owner's Signature �wner's Signature Owner's Signature 2 � LAND PARTITION TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall 8lvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 PRE-APP. HELD WITH: T�1c�2 ! C3fZ GENERAL INFORMATION DATE OF PRE-APP.: �� ��—� � "�� Property Address/Location(s): Locr.��.� oG 5.�..i, FQR STAFF USE ONLY �xN.�u.:� F��.a.� t S.�l. \�oth Tax Map &Tax Lot#(s):_t-1. E . Lo e..-�.�2 0� TA� t�oT f3Odc� case No.(s): ,/�I��' 9 I' CS�'4 � Site Size: \ .2� is,c.��,, Other Case No.(s): �u/, �` nn��^' Receipt No.: '���'- .3� 3 � Property Owner/Deed Holder(s)*:��-lZ,-� C��3�tl,�� � � , LG� Application Accepted By: ° Address: �� '�l -/ .3 ,�� �ZsV'.� Phone: �-�����9� Date: ��'��� t c�ty:���(,��,,v� zip: 9 �26G � --.— Applicant*: h\�c..5E-� �C..�,�•«-r �oe-�,�r.k.�,-t Date Determined To Be Complete: Address: Qo. �olc SC,octi Phone:�l•�8S°1Z85 City:�E.N.✓1 v 2 Zip: °�'l'tv$ Comp Plan/Zone Designation: ` When the owner and the applicant are different people, the CIT Area: applicant must be the purchaser of record or a lessee in possession Recording Date and Number: with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written Re„��ns�sa i:lcurpin�mastersUandpaR.doc authorization with this application. PROPOSALSUMMARY The owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS allow a Land Partition to: divide ►S•S 1 into Z ✓ Application Elements Submitted: (fotal area) (#ofparcels) ❑ Application Form containing �4.ZC.o and 1•Z� ❑ Owner's Signature/Written Authorization (sq. ft. or acres) (sq. ft. or acres) ❑ Title Transfer Instrument or Deed ❑ Site/Plot Plan (provide any additional information here) (#of copies based on pre-app check list) ❑ Site/Plot Plan (reduced 8'/:"x 11") ❑ ApplicanYs Statement (#of copies based on pre-app check list� - Filing Fee $780.00 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject ro e • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are tru�, and the applicants so acknowledge that any perrnit issued, based on this application, may 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. SIGNATURES of each owner of the subject property. DATED this /ciT1�- day of I^'�2 , 19� C��(�II��2�T/�/ Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 1 1 CITY OF TIGARD � Cornmunity�lleveloprnent S(apirtgA Better Commu�:ity LAND USEPROPOSALDESCRIPTION 120 DAYS =9/3/99 FILE NO(S): CONDITIONAL USE PERMIT[CUPI 1999-00002 MINOR LAND PARTITION [MLPI 1999-0003 FILE TITLE: KNOWLEDGE BEGINNINGS DAYCARE CENTER APPLICANT: Hulsey Development Company OWNER: Burt Grabhorn Attn: Michael Hulsey 11493 SE 82�d Avenue PO Box 8600 Portland, OR 97266 Bend, OR 97708 REQUEST: Conditional Use Permit approval to construct a Day Care facility on property zoned R-25 (Medium-High Density Residential). Other proposed site improvements include associated off-street parking and landscaping. The applicant also requests Land Partition approval to divide the existing 'f5.5-acre property into two parcels. The applicant proposes to develop the Day Care facility on the smaller, 1.25-acre parcel. L.00ATION: The project site is I�cated at the southeast corner of the intersection of SW Scholls Ferry Road and SW 130t Avenue. WCTM 1S1 33AC Tax Lots 08000. ZONE: R-25 (Medium —High Density Residential). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330 (Conditional Uses); 18.360 (Site Development Review); 18.390 (Decision Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 Access, Egress and Circulation ; 18.730 Exceptions to Development Standards) 18.7�5 (Landscaping and Screenin �; 18.755 Mixed Solid Waste and Rec clable Storage); 18.765 (Off-Street Parkin�; 18.780 Signs); 18.790 (Tree Removal�; 18.795 (Visual Clearance Areas); 18.810 (�treet and Utility Improvement Standards). CIT AREA: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT: MAY18,1999 DUE: lUNE1,1999 ❑ STAFF DECISION DATE OF DECISION: � HEARINGS OFFICER [MONJ DATE OF HEARING: lUNE14,1999 TIME:I:OOPM ❑ PLANNING COMMISSION [MON.] DATE OF HEARING: TIME:l:30PM ❑ CITY COUNCIL RUESJ DATE OF HEARING: TIME:7:30�iVl COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIV�SION 0 VICINITY MAP � LANDSCAPING PLAN � NARRATIVE � SITE PLAN ❑ ARCHITECTURAL PLAN � TRAFFIC IMPACT STUDY ❑ ARBORIST REPORT � H2QS/STORM DRAIN CALCS. STAFF CONTACT: Mark l.Roberts,Associate Planner [5031639-4111 exL 315. CUP 1999-00002/MLP 1999-00003 KNOWLEDGE BEGINNINGS DAYCARE CENTER LAND USE PROPOSAL � . w ,_.,.�,�. May 6, 1999 c�r oF nGa� OREGON Hulsley Development Company Attention: Michael Hulsley PO Box 8600 Bend, OR 97708 Re: Notice of Complete Submittal -- CUP 99-0002/MLP 99-0003 Dear Michael: This letter is to inform you that your application for Conditional Use Permit and Land Partition is now complete and has been accepted by the Planning Division. If you have any questions, please feel free to contact me at (503) 639-4171. Sincerely Mark J. Roberts Associate Planner i:\curpin\mark\cup\cup99-02.cmp c: Joey Shaw, Steele Associates (via Fax: 541-385-8816) CUP 99-0002 Land use file 1999 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 05/14/99 16:22 $503 684 7297 CITY OF TIGARD C�001 � � ��������������������������� ��� ACTIVITY REPORT ��� ���*�������*������x�������� TRANSMISSION OK TX/RX N0. 5512 CONNECTION TEL 541 385 8816 CONNECTION ID START TIME 05/14 16:21 USAGE TIME 00'43 PAGES 1 RE SIILT OK M�y 6, 'i 999 �� �� ��� OREGON Hulsley Development Campany Attention: Michael Hulsley PO Box 8600 Bend, OR 97708 ' Re: Notice af Comp) te Subrnittal -- CUP 99-Q0021MLP 99-OQQ� Dear Michael: This letter is to inform you that your application for Conditional Use Permit and Land Partition is now complete and has been accepted by the Planning pivision. If you have any questions, please feel free to cantact me at {503) 639-4171. Sincerely Mark J. Roberts Associate Planner . i:lCUtp 1n1ma rklcu plcu p 99-02-cm p c: Joey Sh�w, Steeie Associates (via Fax: 541-385-8816) �,�,�,� May 6, 1999 C� OF �G�� OREGON Hulsley Development Company Attention: Michael Hulsley PO Box 8600 Bend, OR 97708 Re: Notice of Complete Submittal -- CUP 99-0002/MLP 99-0003 Dear Michael: This letter is to inform you that your application for Conditional Use Permit and Land Partition is now complete and has been accepted by the Planning Division. If you have any questions, please feel free to contact me at (503) 639-4171. Sincerely Mark J. Roberts Associate Planner i:1cu rpinUnark\cuplcu p99-02.cmp c: Joey Shaw, Steele Associates (via Fax: 541-385-8816) CUP 99-0002 Land use file 1999 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 �, FROM : MIKEUAN' ; PHONE N0. : 5821747 Jun. 29 1999 03:48PM P1 ti . MI� V�v INV�STMEN�I' REAI. E STATk: c �-�y � -r"� � �,� ,�eS�-�"S �A�N � � � � C v (' 1 �}q°� -- 000 � �. 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"`• M1WOR AND A9NOR ��� �. � o � °"�'"��"�' � � A�TE�iIAI ROAD SECTION � FROM : MIKEURN PHONE N0. : 6821747 Jun. 29 1y55 b3:56PM P12 � I I�IOn� u� 2`'u 215u STn�:L Ri�'ES ill `_,� ,�,, l�y . q:� -.- 's:�:�� Fti�ES "ri�'� �- - . . '�: �.1' : Q�IiJ1' iii i0 L7iiJ !i(l..L wr�S�itl��JT01� �...� covr�, OREG4N .1nq�drj/ Z41 ��SC Rag�r Mnrrzt�/O�vid 6rnwn Ore9or, O�at. o; JUstice 490 �3u�ti�e Building �alem, OrrytiC, 57310 RF: CIRGUI-f GOUR7 GASE H0. 90 CY OUi933 �RABHOR}1 �as1'�ir�gt��n County has revicued the stiipul3led =1n�1 Jucig.r,?nt rela;7ve �o 'Cht prorr�5i�n for dCCESS. The COUn4y ::3uld colcur with Lf�C rlght in-r�gn°. o�tt �ccess_ uhen the pro;��z Ly CoTZS 1n ��r daue?opr�en�, ihc d�ve7opm=n: proposZl rril� be reviaued �s to s.ratfic in�vacl.s �nd requ�rFtrents_ �ack;ng a specific de���o;;,r���t plan at �his �ir�a, the propas�d accc��• as stated in the stip�l�ted judgm�n� is aa�roved, Yov�s rr�1y, . Tom �pe�r Rigtzt-of•W�y Managar C; t�yrGin ME+I iCF1 �esii� Benck?n�ur� TQa� Tushner � :ti-aw.YCr9r,c� . zs:o.: � U�F�artm�rr;vt �„_ ��r anc Tr��cr��or ���r.•.,-.=�a- ,,;�- - ' -.:,.8�.3c _ _ ,� a�,h Y'ICSI Avpnue. �uroa 55a7� ��'ISn�-- • . _ -' :_;.- - � — - -�.�__1js:.- - `. � FROM : MIKEVAN• PHONE N0. : 6821747 Jun. 29 1999 03:53PM P7 .,u,�,. "r • � �riJ i ruw���iluni� �� ��� .._ . _. . .... , _^!sll► ,,� - "c �1�� rx. �. - �'i''�'SP'y.Z'^5,.: _._...�-r- .. - - • �� �_�,�.. ..SI�� V;.,..t�+.,.��'�`L� — , i[a➢G�.tik 'y -.�y�..c•w���. i.R. 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' . . . . �`�:Y�'�. �',�.:�::� T��� . . ___. l- .. � � _�'�..�`J . . , �r—�—' STEELE ASSOCIATES ARCHITECTS LETTER OF TRANSMITTAL 600 SW Columbia St., Suite 3000 DATE: Apri128, 1999 JOB NO: 98316.04 Bend, OR 97702 FILE CODE: 4-d 541/382-9867 PROJECT: Knowledge Beginnings TO: Mark J. Roberts City of Tigard 13125 SW Hall Blvd. Ti�ard, OR 97223 WE ARE SENDING YOU ATTACHED,THE FOLLOWING ITEMS: Shop Drawings Plots/Blueprints Specifications Data Sheets Manuals X Other COPIES DATE DESCRIPTION 20 sets Amended Conditional Use A lication 20 sets Water Qualit Calculations 6 sets Com lete Traf�c Anal sis Re ort( er Mark Roberts) THESE ARE TRANSMITTED AS CHECKED BELOW: X For Your Info. / Use For Review & Approval No Exceptions Noted As Requested Note Markings Return for Corrections Other REMARKS: COPIES TO: File W/ENCL � Mike Hulsey ;' Signed: #� --. --i _ .,, , ,� ,:. _�:. _ �� �. I • . Steele Associates �� Apri128, 1999 City of Tigard Attention: Mark J. Roberts 13125 SW Hall Blvd. Tigard, OR 97223 Re: Response to Notice of Incomplete Submittal - CUP 99-0002/MLP 99-0003 Dear Mark: This letter is in response to your letter of Apri19, 1999, which listed the following three reasons as to why the Conditional Use Permit and Land Partition applications were deemed incomplete. 1. Please revise the application narrative to address Chapter 18.330, Conditional Use. Please see attached Amended Conditional Use Application. 2. Please submit water quality calculations. Please see the attached water quality calculations. 3. Please provide an amended tra�c study. Please see attached Traffic Analysis Report for Knowledge Beginnings. If you have any questions, I can be reached at(541) 382-9867. Sincerely, r � l. . Joey Shaw Project Manager cc: Mike Hulsey File ■ ■ CITY OF TIGARD LAND PARTITION TYPE II APPLICATION Submitted March 18, 1999 B� HULSEY DEVELOPMENT COMPANY, LLC BEFORE THE CITY OF TIGARD APPLICANT: ) AMENDED CONDITIONAL USE ) APPLICATION ) KNOWLEDGE BEGII�TNINGS HULSEY DEVELOPMENT COMPANY LLC ) DAYCARE FACILITY APPLICANT: Hulsey Development Company LLC. PROPERTY OWNER: Hulsey Development Company LLC P. O. Box 8600 Bend, OR 97708 18.330.030 - Approval Standards and Conditions of Approval A. �proval Standards 1. The site size and dimensions provide adequate area for the needs of the proposed use. The size of this site is adequate based on the fact that we exceed required pazking requirements, exceed required landscaping requirement(21/z times), exceed the required playground area, and have adequate storm water detention on the site. 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography, and natural features. The site accommodates the proposed use; all required improvements fit the size of the site,the shape of the site lends itself to the relationships of the buildi.ng to the � playground and allows convenient maneuvering cleazances in the parking azea,we have sufficient azea to manage topography on site, and there are no substantial Page 1 of 3 natural features e�cisting on this site. We are preserving the only existing tree. 3. All required public facilities have adequate capaciry to serve the proposal. The public facilities have the capacity to serve the proposed use. We have submitted impact studies to support this. 4. The applicable requirements of the zoning district are met except as modified by this chapter. We have met or exceeded all applicable zoning requirements. S. The applicable requirements of 18.330.50: 19. Children's Day Care: a. Minimum lot size shall be S,000 square feet: Our lot size exceeds the minimum by almost 50,000 s.f. (54,455 s.f.). b. Minimum setbacks shall be those of the applicable zone: We have met or exceeded all applicable zoning requirements. c. Height limitation shall be that of the applicable zone: - The height limit on an R-25 zone is 45'; our building's tallest point is 24'-2". d. State certification shall be obtained in accordance with ORS Chapter 418: State certification will be obtained. Page 2 of 3 e. Off-street parking shall be in accordance with Chapter 18.765: Our off-street pazking exceeds the requirements set forth in Chapter 18.765. 6. The supplementary requirements set forth in other chapters of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Chapter 18.780, Signs, has been addressed previously in this narrative. Chapter 18.350, Site Development Review, is not applicable (18.360.020.A.7 -Family Day Care). Page 3 of 3 POSt-It�Fax NOte 7671 Date pages� � ..,,�?� > To rom �. � �:, Co./Dept. \���. ,�. �., �� , �`- � OF TIGARD April 9, 1999 Phone# Phone# Fax# # OREGON C' �1:� , �.1-' - '`�, - � - Hulsley Development Company Attention: Michael Hulsley 11493 SE 82"d Avenue Portland, OR 97266 Re: Notice of Incomplete Submittal -- CUP 99-0002/MLP 99-0003 Dear Michael: This letter is in response to the recent Conditional Use Permit and Land Partition applications filed for the property located at SW Scholls Ferry Road and SW 130`h Avenue. This application has been deemed incomplete pending submittal of the following additional information: 1. Please revise the application narrative to address Chapter 18.330, Conditional Use. 2. Please submit water quality calculations. Staff contact: Brian Rager (639- 4171, ext. 318). 3. The Engineering Division has noted that your traffic study is inadequate. For example, the study includes no level of service analysis for the Scholls Ferry/130'h Avenue intersection. Please provide an amended traffic study. Staff contact: Brian Rager (639-4171, ext. 318). If you have any questions, please feel free to contact me at (503) 639-4171. Sincere y, Mark J. Roberts Associate Planner i:\curpin\mark\cuplcup99-02.inc c: CUP 99-0002 Land use file 1999 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 � � CITY OF TIGARD CONDITIONAL USE TYPE III APPLICATION Submitted March 18, 1999 By HULSEY DEVELOPMENT COMPANY, LLC �;_ i= .A ` .�i. �. � BEFORE THE CITY OF TIGARD APPLICANT: ) CONDITIONAL USE APPLICATION ) KNOWLEDGE BEGINNINGS HULSEY DEVELOPMENT COMPANY LLC ) DAYCARE FACILITY APPLICANT: Hulsey Development Company LLC. PROPERTY OWNER: Hulsey Development Company LLC P. O. Box 8600 Bend, OR 97708 PROPERTY DESCRIPTION: Located in the Northeast 1/4 of Section 33, Township 1 South, Range 1 West, W.M., Washington County, Oregon. ZONE: R-25 COMPREHENSIVE PLAN MAP DESIGNATION: Medium-high density residential C. I. T. AREA: West NATURE OF REQUEST: The Applicant is requesting a conditional use permit and a minor land partition. PROJECT DESCRIPTION: Proposed use for this site is a 12,368 s.f. daycare facility, with an additional 13,600 s.f. outdoor play area. The daycare facility is classified as an E-3 occupancy and has the potential to be remodeled as offices with B occupancy. This facility has one floor, a height of approximately 24'-2", and a construction type of V-N. The outdoor play areas will contain various pre-manufactured playground equipment. The daycare will operate from 6:00 a.m. to 6:00 p.m., with deliveries occurring about Page 1 of 4 twice a week, usually in the afternoons. We estimate one half of the children will be transported by school buses. The other half will generate approximately fifty trips in the morning and fifty trips in the afternoon. The estimated construction time would be approximately 100 days. NARRATIVE OF RESPONSE TO PRE-APPLICATION NOTES: (Sections not covered do not apply.) 18.390.040 - Type II Procedure A. Pre-application conference was held on 11-19-98 by Mark Roberts; conference notes attached. B. Applications, submittal information, and fees are included, as required by pre-application notes. 18.420 - Land Partitions A land partition map is included for review and approval. Approval criteria shall be met and is shown on documents provided. 18.510 - Residential Zoning Districts G. A day care facility is not permitted outright, but is named as a conditional use (Table 18.510.1). 18.705 - Access, Egress, and Circulation A. Access and egress will be landscaped and maintained by property owner. B. Scaled plans are provided. D. Access and egress will connect directly to the public street as indicated on the plans. Page 2 of 4 E. Curb cuts will comply with city standards. F. Sidewalks will be provided as required by code and as described by pre-application notes. G. No hazardous access points will be provided. I. Minimum access is met per table 18.705.3 as indicated on plan. 18.745 - Landscaping and Screening The provisions of landscaping and screening will be met. There is only one existing tree on this site and it will be preserved. Street trees will be planted and maintained as per code. Screening and buffering are provided and shown on landscape plan. 18.755 -Mixed Solid Waste and Recyclable Storage A screened waste and recycle storage area will be provided on site to match building materials and colors as indicated on plans. 18.765 - Off-Street Parking and Loading Requirements Off-street parking counts will meet the requirements set forth in pre-application notes and per city code/UBC. Eleven bicycle parking spaces will be provided. An off-street loading area(20' x 14') will be provided as shown on site plan. 18.780 - Si�nage B. We will install one two-sided monument sign 4'-6" tall and 12'-0" long at the intersection. There will be no wall signs or lawn signs. 18.790 - Tree Removal No trees will be removed. 18.795 - Visual Clearance Areas Page 3 of 4 Owner will provide clear vision area as required. 18.810 - Street and Utility Improvement Standards Owner will improve S.W. 130`h Street as required by pre-application notes and City of Tigard standards. Page 4 of 4 - " w . FROM : CHARBONNEAU ENGINEERING l FAX td0. : 503 228 9509 'ar. 16 1999 10:11AM P1 " CHARBONNEAU . ENGINEERING L�c � Fax Memorandum March 16, 1999 Fax To� Mike T-iuisey Hulsey Development Co. Fax No� 541-385-3115 From Scott Mansur, E1T sn► Traff c Analyst Subject� Knowledge Be�innings Trip Generation Summary The projected trip generation for the Knowiedge Be�nnings daycare in Tigard has been deterrnined. The daycare wiil be located on SW 130�`Avenue and Scholls�erry Road. The proposed facility will generate 40 p.m. peak hour trips and 38 a.m. peak trips. 7able l bclow shows the breakdown of a.m_ and p.m. peak hour generated and pass-by trips. The IT�Z'rip Generation Manual (6'� Edition)was used to determine the a.tn. and p.m. peak hour total trips. Table 1: Projected Trip Generation for the Daycare Generated Trips Pass-B Trips Land Use Size AM Pei►k PM Peak AM Peak PM Peak De care 565 12,083 ft 38 Tri 40 Trips 115 Tri 119 Tri s The pass by rate was assumed for the daycare facility to be 75%. Daycare faeilities usually would have high pass by and diverted trips due to parcnts dropping off their kids on the way to work and picicing them up on the way home from work, One S.W.Cohunbia,Sulo�1685.Pbrtland.QR 97258 (503)22&9507 FAX(503)226-9509 � 3 � FRO� : CHAR$ONNEAU ENGINEERING L' FAX N0. : 503 228 9509 tr. 16 1999 10:12AM P2 ' Scholls Ferry Rd. is a four iane arterial with center turn lanes 8ike lanes exist on Scholls Ferry Rd. from Murray Blvd. to the east. Sidewalks e�cist on Schoils Ferry Rd and SW 130`�A�e. in thc immediate project area. Tri-Met bus route 62 provides service between the Beaverton transit center and Washington Square and travels along S W Murray Blvd. and SW Scho[ls Ferry. The project will construct 37 new parking spaces for the daycare facility. Feet free ta call if you have any questions. CC: Joey Shaw(Steete Associates) / IMPACT STUDY • FOR KNOWLEDGE BEGINNINGS TiGAitn,OR DRAINAGE SYSTEM Stormwater runoff from this site will be collected in a series of catch basins and pipes. Stormwater will be detained in underground storage pipes and released at the pre-developed rates. A biofiltration swale will be constructed to provide water quality for the runoff before it leaves the site. As the stormwater leaving the site will be at the same rate as the existing site the new drainage systems should have no impact on the public storm facilities. WATER SYSTEM Water usage is estimated at 1,350 gallons per day. Fire flow requirement for this building is 1500 gallons per minute(gpm). A 12" water main exists in Scholls ferry road. There are no known water capacity problems in this area so the 12" line should be able to provide the required fire flow. This project will be using a minimal amount of water daily and therefore should not have an adverse impact on the existing public water system SEWER SYSTEM Sanitary sewer flows from this building are estimated at 1,120 gallons per day or approximately 1.5 gallon per minute during open hours. An 8" sewer main exists in SW 130th Avenue. There are no known sewer capacity problems in this area. This project will be adding a minimal amount of sewage flow to the existing system and therefore should not have an adverse impact on the existing public sewage system. . �, . , AFFIDA�7IT OF MAILING STATE OF OREGON � )ss. City of Tigard � � �� - ��'� ` �^"`�� �a�-�d being duly swom, depose and say that on �r;� 19�9 I caused to have mailed to each of the persons on the attached lis , a notice of a meeti�g to discuss a proposed developm3ent at (or nea�) � S �. � � a copy of which notice so mailed is attached hereto and made a part of hereof. ! 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 c� c �����,�.���� 1'��,,�� �� �, �-,��,,� with postage prepaid thereon. " ' ��"1� , - ������� , Signature .. (In the p�esence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBUC TO COMPLEfE/NOTARIZ� Subscribed and swom/affirmed before me on the��day of M ('�,.� , �g�� BY��rc1 �J� �n�a,. ) State of: County of: �e5 e�, a�p� � / OFFICIAL SEAL DARA J SNAW REGON � �. :� NOTARY PUBLIC-OREGON �'� ` COMMISSION NO.319819 My Commission Expires: r MY COMMISSION EXP�RES JAN.19 2003 �9/�3 (�.pplicant,please complete information below for proper placement with proposed project) r----------------------------------------------- �NAD'LE OF PftOJECT OR PROPOSED NAME: ---------------------� TYPE OF PROPOSED DEVELOPMEN'T: I �Name of ApplicantlOwner. • I �Address or General Location of Subject Property: � I �(Subject Property T��Map(s)and Lot#(s): � -------- --- -------- --------------� ----------------------- ti`JOqmlpatiy�masters WtmaJ.msi February 10, 1999 (NAME) (ADDRESS) (CITY, STATE, ZIP) Re: Knowledge Beginnings Daycare Dear Interested Party: Hulsey Development Company is the owner of the property located at 13250 block of S.W. Scholls Ferry Road. We are considering proposing a conditional use for a daycare facility at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, March 3, 1999 Tigard City Hall Town Hall Room 13125 S.W. Hall Blvd. Tigard, OR 97223 7:00 p.m. Please notice this will be an informational meeting on preliminarX plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (541) 385-9285 if you have any questions. Sincerely, Michael R. Hulsey r --- �WESTGATE BAPTIST CHLJRCH rBurton Grabhorn � Darryl Wakefield 12930 Sw Scholls Ferry Rd 11493 Se 82Nd Ave 10500 Sw Clydesdale Ter Tigard, OR 97223 Portland,OR 97266 Beaver[on,OR 97008 '�Umran&Elif Inan �Bruce&Patricia Pearson , Steven Reece 10470 Sw 130Th A�e 11�3� Sw Hazelwood Loop ✓ 10495 Sw Clydesdale Ter Beaverton, OR 9'7008 Tigard,OR 97223 Beaverton,OR 97U08 '�Gary&Judith Kniss �Donald&Farnoush Grove �Kevin&Sheri Zandi 10465 Sw Clydesdale Ter Jalil&Ei Fardanesh 12850 Sw Tarpan Dr Beaverton, OR 97008 9795 Sw 153Rd Ave Beaverton,OR 9'1008 Beaverton,OR 97007 �Bruce Thompson& S Penny ✓Jerauld Cash �Gregory Wolfe&Patrick Wolfe 10100 Sw Tarpan Dr 12900 Sw Tarpan Dr 10555 Sw Clydesdale Ter Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 �e�ey Bettinelli 'ROYFIELD INCORPORATED ✓Elmer Polette&G�yneth 1461� Sw Juliet Ter PO Box 8614 10»0 Sw 130Th A�e Tigard, OR 9722� Calabasas,CA 91372 Beaverton,OR 97008 �hyi Chu&Hsin Chn Liu ' WES'TIS�ATE BAPTTST CHURCH WES'IIGATE�BAPTTST CHURCH 10590 Sw 130Th Ave 12930 Sc�scholls Ferry Rd 12930$w Scholls Ferry Rd Beaverton, OR 97008 Tigazd,Ol�\7223 Tigazd,�R 97223 � �Randy Tugg&Essie Flemmer � Evelyn Hansen '�Laura Terry 13060 Sw Cottonzail Ln 10865 Sw Summer Lake Dr 10855 Sw Summer Lake Dr ' Beaverton, OR 97008 Tigard,OR 97223 Tigazd,OR 97223 �Julie C�nningham �%Patrick Bennett �Sharon Elaine Frank 10845 Sw Summer Lake Dr 6116 Ne 190Th St 10825 Sw Summer Lake Dr . Tigard, OR 97223 Kenmore,WA 98028 Tigard, OR 97223 / - �Michael&Sata.h McCluhan t/Pamela Wagoner (/elga Henkel 12820 Sw Chicory Ct 128=�0 Sw Chicory C[ 12850 Sw Chicory Ct Tigard, OR 97223 Tigard,OR 97223 Tigazd,OR 97223 '�Randolph&Ann Stolz V�i�farilyn Rebouche-Davis �na Tarum 12860 Sw Chicors Ct 12870 Sw Chicory Ct 325�Nw Hurleywood Dr Tigard, OR 97223 Tigard,OR 97223 Albany,OR 97321 �nald Frederick Orme vKristi McVey �Norma Jean Unger Robert C�ril Orme 14750 Sw Peachtree Dr 12845 Sw Chicory Ct 12865 Sw Chicor5 Ct Tigard,OR 97224 Tigazd,OR 97223 Tigard, OR 97223 , 'Herbert& Jean Adler t/Aino Reisenberg ✓Wyatt Starr&G Bernice 12835 Sw Chicory Ct 12825 Sw Chicory Ct 12815 Sw Chicor�Ct Tigazd, OR 97223 Tigard,OR 97223 Tigazd,OR 97223 �lazence&Aloha Luesse �ung Van Bui ✓Linda Collins 6015 Sw Glenbrook Rd 10425 Sw 130Th Ave 10445 Sw 130Th Ave Beaverton, OR 97007 Beaverton,OR 97008 Beaverton,OR 97W8 ✓BEAVERTON CTI'Y OF �Vayne 8c Patricia Bradp ✓John&Martha Lell 4950 Sw Hall Blvd 4742 Liberry Rd S#280 13120 5w Snowshce Ln Beaverton, OR 97005 Salem�OR 97302 Beaverton,OR 97008 �Rami Makboul �Linh&Mai Pham +�1vlichael&Evelyn 0`Ne�11 13025 Sw Cottontail Ln 1304� Sw Cottontail Ln 13065 Sw Cottontail Ln Beaverton, OR 97008 Beaverton,OR 9'7008 Beaverton,OR 97008 vMichael&Diana Chan ✓Steven Dunn ✓Ferdinand&Came Devie�o 13135 Sw Cottontail Ln 13155 Sw Cottontail Ln 10655 Sw Cottonta�Pl Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 '' Manuel Alonzo �Arthur&Joan Hay ,/�Choon-Sup&Ok-I�i Lim 10665 Sw Cottontail Pl 11925 Ne Lauren Ln Sung-Soo Lim Beaverton, OR 97008 Newberg,OR 97132 10670 Sw Cottonta�Pl Beaverton,OR 97008 ✓Julene Keeler L�NEW MII.LENIUM MANAGEMENT INC '�Gary&Sharon Rosng �� �� 10650 Sw Cottontail Pl 1436 Sw Wallula Dr 15403 Sw 81St A�e Beaverton, OR 97008 Gresham,OR 97080 Tigazd,OR 97224 �'John&Mary Wallace �Bao Truong �Patricia Black 10600 Sw Cottontail Pl 13182 Sw Cottontail Ln 13160 Sw Cottonta�Ln Beaverton, OR 97008 Beavertoq OR 97008 Beavertoq OR 97008 v Donald Edwazd Zi.nter&Ann Karen /Michael&Janet Estoup '�Hoang&Nguyen Kha Pham 13140 Sw Cottontail Ln 13120 Sw Cottontail Ln 13080 Sw Cottontail Ln Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 � - . , --- -- - _ dMargazet&Amar Hadid '�Michael&Paula Anderson �/I'iffany&Don Hsiao 7120 Sw 130Th A�e 10555 Sw 130Th Ave 10605 Sw 130Th Ave Beaverton,OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 �Linda&David Hill 10645 Sw 130Th A�e Beaverton, OR 97008 = M E T R O S A N P R O P E R T Y E P O R T = Washington (OR) *�***�***�*******************�*********************�*������***************��****************** * Date :02/01/99 Prepared By :GREG KOTT * * Time :17:43:50 Prepared For: * * Report Type :SUBRPT.TCF Company . * * Sort Type :PARCEL Address . * * Parcels Printed :64 City/ST/Zip : * ��****�***********************************************************�**�*����******�************ ***************************�+** * Search Parameters * *�����*�������������*�*�*�**�** Reference Parcel Number. . .64 1S133AA 05500 1S133AA 13300 thru 1S133AA 13600 15133AB 01100 1S133AB 10700 thru 1S133AB 10900 1S133AB 12200 1S133AC 00100 thru 1S133AC 00500 1S133AC 01600 thru 1S133AC 03200 1S133AC 03400 thru 1S133AC 03500 1S133AC 08000 15133AD 01100 thru 15133AD 02000 1S133AD 02200 1S133AD 06900 thru 1S133AD 07300 1S133AD 07900 thru 15133AD 09000 # 1 *------------------: MetroScan / Washing�on-�E?R3-- -----------------* Parcel :M1278450 RefPar# : 1S133AD 02200 Owner :Westgate Baptist Church Xfered . , Site :12930 SW Scholls Ferry Rd Tigard 97223 Price . Mail : 12930 SW Scholls Ferry Rd Tigard Or 97223 Land . Use : 9603 Soc,Religious Organization Imp :$17, 970 Census :Tract: Block: 98-99 Taxes . Telephone:503-524-3500 Thomas Bros: Subdiv . Legal :MFD STRUCT SERIAL # 8223009025, X # Bedrm: Bth: YB: 1967 Lot Sqft: B1dgSF:1,368 Ac: # 2 *------------------: MetroScan Washin toa- E?R * � g � f-------------------- Parcel :R0260461 RefPar# :1S133AC 08000 Owner :Grabhorn Burton E Xfered . Site :*No Site Address* Price . Mail : 11493 SE 82Nd Ave Portland Or 97266 Land . Use :7403 Res,Multiple Housing Land,Farm Use Imp . Census :Tract: Block: 98-99 Taxes :$118. 56 Telephone:503-659-7999 Thomas Bros: Subdiv . Legal :ACRES 14.88, UNZONED Bedrm: Bth: YB: Lot Sqft: 648, 172 B1dgSF: Ac: 14. 88 # 3 *------------------: MetroScan ' * Washington-�OR�-------------------- Parcel :R0261013 RefPar# :1S133AA 05500 Owner :Wakefield Darryl L Xfered :04/30/91 Site : 10500 SW Clydesdale Ter Beaverton 97008 Price :$83,500 Mail : 10500 SW Clydesdale Ter Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$80,590 Census :Tract:310.04 Block:4 98-99 Taxes :$1,790. 94 Telephone: Thomas Bros: 655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 044 Bedrm:3 Bth:2. 00 YB:1978 Lot Sqft: B1dgSF:1, 180 Ac: # 4 *------------------: MetroSaan / Washingtoa-{E?Rf--------------------* Parcel :R0261790 RefPar# : 1S133AA 13300 Owner :Inan Umran S & Elif Xfered : 04/09/93 Site : 10470 SW 130Th Ave Beaverton 97008 Price :$100, 000 Mail : 10470 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$80, 670 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 805.36 Telephone: Thomas Bros: 655 A2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 6 Bedrm:3 Bth:2. 00 YB: 1978 Lot Sqft: B1dgSF:1,256 Ac: # 5 *------------------: MetroScan / Washin ton- E}R * � 9 � �-------------------- Parcel :R0261807 RefPar# :1S133AA 13400 Owner :Pearson Bruce D & Patricia M Xfered . Site :10500 SW 130Th Ave Beaverton 97008 Price :$68, 900 Mail : 11535 SW Hazelwood Loop Tigard Or 97223 Land :$60, 100 Use :1014 Res, Improved Imp :$84,560 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 875.70 Telephone: Thomas Bros:655 A2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 5 Bedrm:3 Bth:2. 00 YB: 1979 Lot Sqft: B1dgSF:1,389 Ac: # 6 *------------------: MetroScan / Washingtoa-{OR� -* Parcel :R0261816 RefPar# :1S133AA 13500 Owner :Reece Steven R Xfered :06/15/94 Site : 10495 SW Clydesdale Ter Beaverton 97008 Price :$109, 950 Mail : 10495 SW Clydesdale Ter Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$78, 650 Census :Tract:310. 09 Block:4 98-99 Taxes :$1, 790. 94 Telephone:503-579-7508 Thomas Bros: 655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 8 Bedrm:3 Bth:2. 00 YB:1978 Lot Sqft: B1dgSF:1, 184 Ac: The Information Provided I.s Deemed keliable, But Is Not Guaranteed. # 7 *------------------: MetroScan / Washiagtoa-�OR3-- -----------------* Parcel :R0261825 RefPar# :15133AA 13600 Owner :Kniss Gary J & Judith A Xfered . 5ite : 10465 SW Clydesdale Ter Beaverton 97008 Price :$67, 950 Mail : 10465 SW Clydesdale Ter Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$91, 480 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 979. 65 Telephone:503-524-3170 Thomas Bros: 655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 7 Bedrm:3 Bth:2.00 YB:1978 Lot Sqft: B1dgSF:1,552 Ac: # 8 *------------------: MetroScan / Washing�toa-{OR3--------------------* Parcel :R0262021 RefPar# : 1S133AD 01100 Owner :Grove Donald G & Farnoush Xfered :09/09/97 Site : 12820 SW Tarpan Dr Beaverton 97008 Price . Mail : 9795 SW 153Rd Ave Beaverton Or 97007 Land :$57, 100 Use : 1014 Res,Improved Imp :$92, 390 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 970.19 Telephone: Thomas Bros:655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT PT 14 Bedrm:3 Bth:2.00 YB:1978 Lot Sqft: B1dgSF: 1,552 Ac: # 9 *------------------: MetroScan / Washiag�toa-�OR�--------------------* Parcel :R0262030 RefPar# : 1S133AD 01200 Owner :Zandi Kevin A & Sheri L Xfered :Ol/10/92 Site : 12850 SW Tarpan Dr Beaverton 97008 Price :$96,502 Mail : 12850 SW Tarpan Dr Beaverton Or 97008 Land :$57, 100 Use : 1014 Res,Improved Imp :$88, 680 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 908. 94 Telephone:503-524-0866 Thomas Bros:655 B2 Subdiv :Chaparral Legal :CHAPRRRAL, LOT 13 Bedrm:3 Bth:2.00 YB:1978 Lot Sqft: B1dgSF: 1,536 Ac: # 10 *------------------: MetroScan / Washington-{pR�--------------------* Parcel :R0262049 RefPar# : 1S133AD 01300 Owner :Thompson Bruce J Xfered . Site :12870 SW Tarpan Dr Beaverton 97008 Price :$59, 000 Mail :10100 SW Tarpan Dr Beaverton Or 97008 Land :$57, 100 Use :1014 Res,Improved Imp :$75, 020 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 679.57 Telephone:503-524-3970 Thomas Bros:655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT PT 12 Bedrm:3 Bth:2. 00 YB:1978 Lot Sqft: B1dgSF: 1, 129 Ac: # 11 *------------------: MetroScan / Washington-�E?Rf--------------------* Parcel :R0262058 RefPar# : 1S133AD 01400 Owner :Cash Jerauld W Xfered :10/04/93 Site :12900 SW Tarpan Dr Beaverton 97008 Price :$108, 000 Mail :12900 SW Tarpan Dr Beaverton Or 97008 Land :$57, 100 Use :1014 Res, Improved Imp :$87,330 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 889. 91 Telephone:503-524-5078 Thomas Bros: 655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT PT 11 Bedrm:3 Bth:2. 00 YB:1978 Lot Sqft: B1dgSF:1, 507 Ac: # 12 *------------------: MetroScan * Washingtea-�OR3-------------------- Parcel :R0262067 RefPar# :1S133AD 01500 Owner :Wolfe Gregory A Xfered :02/11/98 Site :10555 SW Clydesdale Ter Beaverton 97008 Price . Mail :10555 SW Clydesdale Ter Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$96,710 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 058.41 Telephone: Thomas Bros:655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 10 Bedrm:3 Bth:2.00 YB: 1978 Lot Sqft: B1dgSF:1, 626 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 13 *------------------: MetroScaa / Washingtea-�OR�-- -----------------* Parcel :R0262076 RefPar# :1S133AD 01600 Owner :Bettinelli Jeffrey A Xfered : 11/30/94 Site :10515 SW Clydesdale Ter Beaverton 97008 Price :$113, 500 � Mail : 14615 SW Juliet Ter Tigard Or 97224 Land :$60, 100 Use : 1014 Res, Improved Imp :$77, 970 Census :Tract:310.04 Block:4 98-99 Taxes :$1,771.57 Telephone: Thomas Bros:655 B2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 9 Bedrm:3 Bth:2.00 YB:1978 Lot Sqft: B1dgSF: 1, 184 Ac: # 14 *------------------: MetroScan / Washing�toa-{E}Rf--------------------* Parcel :R0262085 RefPar# :1S133AD 01700 Owner :Royfield Incorporated Xfered :05/17/90 Site :10520 SW 130Th Ave Beaverton 97008 Price :$87, 000 Mail :PO Box 8614 Calabasas Ca 91372 Land :$60, 100 Use : 1014 Res,Improved Imp :$89, 890 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 970. 86 Telephone: Thomas Bros: 655 A2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 4 Bedrm: 3 Bth:2. 00 YB: 1978 Lot Sqft: B1dqSF: 1, 606 Ac: # 15 *------------------: MetroScan / Washing�toa-�OR�----- --------* Parcel :R0262094 RefPar# : 1S133AD 01800 Owner :Polette Elmer F Xfered . Site : 10550 SW 130Th Ave Beaverton 97008 Price :$57, 000 Mail : 10550 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$78, 630 Census :Tract:310. 04 Block:4 98-99 Taxes :$1,771.42 Telephone:503-524-7334 Thomas Bros: 655 A2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 3 Bedrm:3 Bth:2.00 YB: 1978 Lot Sqft: B1dg5F: 1, 152 Ac: # 16 *------------------: MetroScan / Washing�toa-�ORf--------------------* Parcel :R0262101 RefPar# :1S133AD 01900 Owner :Liu Shyi Chu & Hsin Chu Xfered . Site :10590 SW 130Th Ave Beaverton 97008 Price :$61, 000 Mail :10590 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$83, 990 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 869.74 Telephone: Thomas Bros: 655 R2 Subdiv :Chaparral Legal :CHAPARRAL, LOT 2 Bedrm:3 Bth:2.00 YB: 1978 Lot Sqft: B1dgSF: 1,404 Ac: # 17 *------------------: MetroScan / Washing�toa-�OR3--------------------* Parcel :R0262110 RefPar# : 1S133AD 02000 Owner :Westgate Baptist Church Xfered :05/Ol/98 Site :*No Site Address* Price :$5, 600 Mail : 12930 SW Scholls Ferry Rd Tigard Or 97223 Land :$3,250 Use : 9603 Soc,Religious Organization Imp . Census :Tract: Block: 98-99 Taxes . Telephone:503-524-3500 Thomas Bros: Subdiv :Chaparral Legal :CHAPARRAL, LOT PT 1, NON-ASSESSABLE Bedrm:3 Bth:2. 00 YB: 1979 Lot Sqft:5, 662 B1dgSF:1, 680 Ac: . 13 # 18 *------------------: MetroScan / Washing�ton-�E}R�--------------------* Parcel :R0262138 RefPar# :1S133RD 02200 Owner :Westgate Baptist Church Xfered :02/17/94 Site :10820 SW 130Th Ave Tigard 97223 Price :$267,500 Mail : 12930 SW Scholls Ferry Rd Tigard Or 97223 Land :$455, 600 Use :9603 Soc,Religious organization Imp :$98,220 Census :Tract:319.03 Block:2 98-99 Taxes . Telephone:503-524-3500 Thomas Bros:655 A2 Subdiv . Legal :ACRES 3.66, MS X# 176619, Bedrm:3 Bth:2.00 YB: 1973 Lot Sqft:159, 429 B1dgSF: 1, 827 Ac:3. 66 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 19 *------------------: MetroScan / Washingtoa-�ORf-- -----------------* Parcel :R1013860 RefPar# :1S133AC 03400 Owner :Tugg Randy L Xfered . Site :13055 SW Scholls Ferry Rd Beaverton 97008 Price . Mail :13060 SW Cottontail Ln Beaverton Or 97008 Land :$70,520 Use : 1014 Res,Improved Imp :$61, 170 Census :Tract: Block: 98-99 Taxes :$1,715. 97 Telephone: Thomas Bros: Subdiv . Legal :ACRES .63 Bedrm:2 Bth:1.00 YB:1914 Lot Sqft:27, 442 B1dgSF:3,221 Ac: . 63 # 20 *------------------: MetroScan / Washing�toa-{pRj--------------------* Parcel :R1112487 RefPar# :1S133AD 06900 Owner :Hansen Evelyn T Xfered . Site :10865 SW Summer Lake Dr Tigard 97223 Price :$68,750 Mail :10865 SW Summer Lake Dr Tigard Or 97223 Land :$40, 100 Use :1012 Res,Improved Imp :$99,700 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 617. 65 Telephone:503-641-7148 Thomas Bros: 655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 113 Bedrm:2 Bth:2.00 YB: 1980 Lot Sqft: B1dgSF: 1,116 Ac: # 21 *------------------: MetroScan / Washin.g�ton-�ORf--------------------* Parcel :R1112496 RefPar# : 1S133AD 07000 Owner :Terry Laura R Xfered : 03/25/98 Site :10855 SW Summer Lake Dr Tigard 97223 Price . Mail : 10855 SW Summer Lake Dr Tigard Or 97223 Land :$62,300 Use :1012 Res,Improved Imp :$77,450 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 422. 80 Telephone: Thomas Bros: 655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 114 Bedrm:2 Bth: YB:1989 Lot Sqft: B1dgSF:1, 306 Ac: # 22 *------------------: MetroScan / Washing�toa-{pRj--------------------* Parcel :R1112502 RefPar# :1S133AD 07100 Owner :Cunningham Julie A Xfered :07/23/93 Site :10845 SW Summer Lake Dr Tigard 97223 Price :$104,500 Mail :10845 SW Summer Lake Dr Tigard Or 97223 Land :$62,300 Use :1012 Res,Improved Imp :$73, 040 Census :Tract:319.03 Block:2 98-99 Taxes :$1,494.69 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 115 Bedrm:3 Bth: YB:1989 Lot Sqft: B1dgSF: 1,220 Ac: # 23 *------------------: MetroScan / Washingtoa-�E?R�--------------------* Parcel :R1112511 RefPar# :1S133AD 07200 Owner :Bennett Patrick Trustee Xfered :07/01/91 Site : 10835 SW Summer Lake Dr Tigard 97223 Price . Mail : 6116 NE 190Th St Kenmore Wa 98028 Land :$40, 100 Use : 1012 Res,Improved Imp :$100,740 Census :Tract:319. 03 Block:2 98-99 Taxes :$1, 680. 99 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 116 Bedrm:3 Bth:2. 00 YB:1981 Lot Sqft: B1dgSF:1,277 Ac: # 24 *------------------: MetroScan / Wasb.ing°toa-{E}R�--------------------* Parcel :R1112520 RefPar# :1S133AD 07300 Owner :Frank Sharon Elaine Xfered :10/10/93 Site : 10825 SW Summer Lake Dr Tigard 97223 Price :$103,500 Mail :10825 SW Summer Lake Dr Tigard Or 97223 Land :$40, 100 Use :1012 Res,Improved Imp :$95,490 Census :Tract:319.03 Block:2 98-99 Taxes :$1,578.44 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 117 Bedrm:3 Bth:3. 00 YB: 1979 Lot Sqft: B1dgSF:1,412 Ac: The Information Provided Is Deemed Xeliable, But Is Not Guaranteed. # 25 *--------- ---: MetroScan / Washingtoa-{pR�-- -----------------* Parcel :R1112584 RefPar# :1S133AD 07900 Owner :Mccluhan Michael L & Sarah J Xfered :08/28/96 , Site : 12820 SW Chicory Ct Tigard 97223 Price :$139,900 Mail : 12820 5W Chicory Ct Tigard Or 97223 Land :$40, 100 Use : 1012 Res,Improved Imp :$96,390 Census :Tract:319. 03 Block:2 98-99 Taxes :$1,607. 08 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 123 Bedrm:3 Bth:2.00 YB: 1979 Lot Sqft: B1dgSF: 1, 628 Ac: # 26 *------------------: MetroScan g�t * Washin on--(OR�-------------------- Parcel :R1112593 RefPar# : 1S133AD 08000 Owner :Wagoner Pamela A Xfered . Site : 12840 SW Chicory Ct Tigard 97223 Price :$67, 000 Mail : 12840 SW Chicory Ct Tigard Or 97223 Land :$40, 100 Use :1012 Res, Improved Imp :$111,230 Census :Tract:319.03 Block:2 98-99 Taxes :$1,771.55 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUI�IMER LAKE, LOT 124 Bedrm:3 Bth:3.00 YB: 1979 Lot Sqft: B1dgSF: 1, 541 Ac: # 27 *------------------: MetroScan * Washingtoa--{OR�-------------------- Parcel :R1112600 RefPar# : 1S133AD 08100 Owner :Henkel Helga B Xfered :07/11/90 Site :12850 SW Chicory Ct Tigard 97223 Price :$73, 000 Mail :12850 SW Chicory Ct Tigard Or 97223 Land :$40, 100 Use :1012 Res,Improved Imp :$100, 110 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 691. 86 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 125 Bedrm:2 Bth:2.00 YB:1979 Lot Sqft: B1dgSF: 1, 482 Ac: # 26 *------------------: MetroScan / Washing�tosi-{pRf--------------------* Parcel :R1112619 RefPar# : 1S133AD 08200 Owner :Stolz Randolph S & Ann L Xfered . Site :12860 SW Chicory Ct Tigard 97223 Price :$79, 900 Mail :12860 SW Chicory Ct Tigard Or 97223 Land :$40,100 Use :1012 Res,Improved Imp :$94,290 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 550.08 Telephone:503-524-8888 Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 126 Bedrm:2 Bth:2.00 YB:1979 Lot Sqft: B1dgSF:1,154 Ac: # 29 *------------------: MetroScan / Washing�toa-�ORf--------------- -----* Parcel :R1112628 RefPar# : 1S133AD 08300 Owner :Rebouche-Davis Marilyn J Xfered :06/23/95 Site : 12870 SW Chicory Ct Tigard 97223 Price :$128, 000 Mail : 12870 SW Chicory Ct Tigard Or 97223 Land :$40, 100 Use : 1012 Res,Improved Imp :$107, 110 Census :Tract:319.03 Block:2 98-99 Taxes :$1,718.76 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 127 Bedrm:3 Bth:3.00 YB:1980 Lot Sqft: B1dqSF: 1,412 Ac: # 30 *------------------: M�troscan * Washingtoa-{OR�-------------------- Parcel :R1112637 RefPar# : 1S133AD 08400 Owner :Tarum Rena F Xfered . Site : 12875 SW Chicory Ct Tigard 97223 Price :$76,500 Mail :3255 NW Hurleywood Dr Albany Or 97321 Land :$40, 100 Use :1012 Res, Improved Imp :$98,420 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 626. 17 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 128 Bedrm:3 Bth:2.00 YB: 1980 Lot Sqft: B1dgSF: 1, 628 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 31 *------------------: MetroScan / Washingtoa-�OR�-- -----------------* Parcel :R1112696 RefPar# :1S133AD 08500 Owner :Orme Ronald Frederick Xfered :07/13/93 , Site :12865 SW Chicory Ct Tigard 97223 Price :$10 Mail :12865 SW Chicory Ct Tigard Or 97223 Land :$33,280 Use :1012 Res,Improved Imp :$71, 680 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 098.05 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUNII�IER LAKE, LOT 129 Bedrm:3 Bth:2.00 YB: 1979 Lot Sqft: B1dgSF:1,288 Ac: # 32 *------------------: MetroScan / Washingtou-�OR3--------------------* Parcel :R1112655 RefPar# :1S133AD 08600 Owner :Mcvey Kristi R Xfered :10/16/89 Site :12855 SW Chicory Ct Tigard 97223 Price :$78, 000 Mail :14750 SW Peachtree Dr Tigard Or 97224 Land :$33,280 Use : 1012 Res,2mproved Imp :$108,540 Census :Tract:319.03 Block:2 98-99 Taxes :$1,675.36 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 130 Bedrm:3 Bth:3.00 YB:1979 Lot Sqft: B1dgSF: l,541 Ac: # 33 *------------------: MetroScan / Washingtoa-{pR�--------------------* Parcel :R1112664 RefPar# : 1S133AD 08700 Owner :Unger Norma Jean Xfered :08/15/89 Site : 12845 SW Chicory Ct Tigard 97223 Price :$76, 000 Mail : 12845 SW Chicory Ct Tigard Or 97223 Land :$33,280 Use : 1012 Res,Improved Imp :$86,880 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 399.37 Telephone:503-524-9880 Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 131 Bedrm:2 Bth:2.00 YB: 1980 Lot Sqft: B1dgSF: 1,512 Ac: $$ 34 *------------------: MetroScan / Washing�toa--(OR�--------------------* Parcel :R1112673 RefPar# : 1S133AD 08800 Owner :Adler Herbert & Jean C Xfered . Site : 12835 SW Chicory Ct Tigard 97223 Price :$79, 900 Mail : 12835 SW Chicory Ct Tigard Or 97223 Land :$33,280 Use : 1012 Res,Improved Imp :$94, 680 Census :Tract:319.03 Block:2 98-99 Taxes :$1,374.21 Telephone: Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 132 Bedrm:3 Bth:2.00 YB:1979 Lot Sqft: B1dgSF:1,222 Ac: # 35 *------------------: MetroScan / Washingtoa-�ORf--------------------* Parcel :R1112682 RefPar# :1S133AD 08900 Owner :Reisenberg Aino Xfered . Site : 12825 SW Chicory Ct Tigard 97223 Price :$56,500 Mail : 12825 SW Chicory Ct Tigard Or 97223 Land :$33,280 Use :1012 Res,Improved Imp :$63,410 Census :Tract:319.03 Block:2 98-99 Taxes :$1, 104. 87 Telephone:503-524-5618 Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 133 Bedrm:2 Bth:2.00 YB: 1979 Lot Sqft: B1dgSF:1, 154 Ac: # 36 *------------------: MetroScau / Washingtaa-�OR�--------------------* Parcel :R1112691 RefPar# :1S133AD 09000 Owner :Starr Wyatt E Xfered . Site : 12815 SW Chicory Ct Tigard 97223 Price :$84, 900 Mail :12815 SW Chicory Ct Tiqard Or 97223 Land :$33,280 Use : 1012 Res,Improved Imp :$85, 960 Census :Tract:319.03 Block:2 98-99 Taxes :$1,398. 90 Telephone:503-524-6028 Thomas Bros:655 B2 Subdiv :Amart Summer Lake Legal :AMART SUMMER LAKE, LOT 134, SENIOR Bedrm:2 Bth:2.00 YB:1980 Lot Sqft: B1dgSF:l,578 Ac: The Information Provided Is Deemed Relia6le, But Is Not Guaranteed. # 37 *------------------: MetroScan / Washingtoa-�ORf-- -----------------* Parcel :R1203058 RefPar# :1S133AB 01100 Owner :Luesse Clarence A & Aloha M Xfered :05/25/93 Site : 13320 SW Weir Rd Beaverton 97008 Price :$128, 000 � Mail :6015 SW Glenbrook Rd Beaverton Or 97007 Land :$60, 100 Use :1014 Res,Improved Imp :$91,250 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 982.78 Telephone: Thomas Bros:655 A1 Subdiv :Forestglen No.3 Legal :FORESTGLEN N0.3, LOT 205 Bedrm:3 Bth:2.00 YB:1984 Lot Sqft: B1dgSF:1,515 Ac: # 38 *------------------: MetroScan / Washington-�E?Rf--------------------* Parcel :R1204020 RefPar# : 1S133AB 10700 Owner :Bui Hung Van Xfered :04/29/97 Site : 10425 SW 130Th Ave Beaverton 97008 Price . Mail : 10425 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$81, 830 Census :Tract:310. 04 Block:4 98-99 Taxes :$1, 833.32 Telephone:503-524-6683 Thomas Bros:655 A2 Subdiv :Forestglen No.3 Legal :FORESTGLEN N0.3, LOT 288 Bedrm:3 Bth:2.00 YB:1981 Lot Sqft: B1dgSF: 1,260 Ac: # 39 *------------------: MetroScaa / Washing�toa-�ORj--------------------* Parcel :R1204039 RefPar# : 1S133AB 10800 Owner :Collins Linda A Xfered :09/21/93 Site : 10445 SW 130Th Rve Beaverton 97008 Price :$97, 500 Mail : 10445 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use : 1014 Res, Improved Imp :$77,450 Census :Tract:310.04 Block:4 98-99 Taxes :$1,764. 64 Telephone:503-524-1155 Thomas Bros:655 A2 Subdiv :Forestglen No.3 Legal :FORESTGLEN N0.3, LOT 289 Bedrm:3 Bth:2.00 YB:1981 Lot Sqft: B1dgSF:1, 140 Ac: # 40 *------------------: MetroScan / Washingtoa-{E}R�--------------------* Parcel :R1327102 RefPar# :1S133AC 03500 Owner :Beaverton City Of Xfered . Site :*No Site Address* Price . Mail :4950 SW Hall Blvd Beaverton Or 97005 Land :$2, 180 Use : 9154 Gov,City Imp . Census :Tract: Block: 98-99 Taxes . Telephone:503-644-2191 Thomas Bros: Subdiv . Legal :ACRES .10, NON-ASSESSABLE Bedrm: Bth: YB: Lot Sqft:4,358 B1dgSF: Ac: . 10 # 41 *------------------: MetroScan / Washingtoa-{E}R3--------------------* Parcel :R1331400 RefPar# :1S133RB 10900 Owner :Brady Wayne F & Patricia C Xfered :09/28/90 Site : 10440 SW Cornhusker Ave Beaverton 97008 Price :$110,000 Mail :4742 Liberty Rd S #280 Salem Or 97302 Land :$60, 100 Use : 1014 Res,Improved Imp :$97, 670 Census :Tract:310.04 Block:4 98-99 Taxes :$2,096.64 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 320 Bedrm:3 Bth:2.00 YB: 1985 Lot Sqft: B1dgSF:1,818 Ac: # 42 *------------------: MetroScan / Washingtoa-�OR3--------------------* Parcel :R1331534 RefPar# :1S133RB 12200 Owner :Lell John A & Martha W Xfered :O1/22/93 Site : 13120 SW Snowshoe Ln Beaverton 97008 Price . Mail : 13120 SW Snowshoe Ln Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$93,570 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 010.73 Telephone:503-524-5008 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 333, SENIOR Bedrm:3 Bth:2. 00 YB: 1985 Lot Sqft: B1dgSF:l,556 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 43 *------------------: MetroScan / Washingtoa-�OR3-- -----------------* Parcel :R1331543 RefPar# : 1S133AC 00100 Owner :Makboul Rami Xfered : 02/O1/90 Site :13025 SW Cottontail Ln Beaverton 97008 Price :$94,300 Mail :13025 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$110, 900 Census :Tract:310. 04 Block:4 98-99 Taxes :$2, 331.34 Telephone:503-524-6075 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 317 Bedrm:3 Bth:3.00 YB: 1985 Lot Sqft: B1dg5F:2,064 Ac: # 44 *------------------: MetroSca.n. / Washingtoa-fE?Rf--------------------* Parcel :R1331552 RefPar# :1S133AC 00200 Owner :Pham Linh D & Mai T Xfered :08/18/95 Site : 13045 SW Cottontail Ln Beaverton 97008 Price . Mail : 13045 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$96, 940 Census :Tract:310. 04 Block:4 98-99 Taxes :$2, 046. 81 Telephone:503-579-7918 Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 318 Bedrm:4 Bth:2.00 YB: 1985 Lot Sqft: B1dgSF: 1,718 Ac: # 45 *------------------: MetroScaa / Washing�ea-�OR�--------------------* Parcel :R1331561 RefPar# :15133AC 00300 Owner :0'Neill Michael J & Evelyn M Xfered :10/13/95 Site :13065 SW Cottontail Ln Beaverton 97008 Price :$148, 000 Mail :13065 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$103, 030 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 150.27 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 319 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: B1dgSF: 1, 814 Ac: # 46 *------------------: MetroSca.n. / Washing�oa-�E?Rf--------------------* Parcel :R1331570 RefPar# : 1S133RC 00400 Owner :Chan Michael & Diana Xfered :09/29/94 Site : 13135 SW Cottontail Ln Beaverton 97008 Price :$127,500 Mail : 13135 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,2mproved Imp :$97,220 Census :Tract:310.04 Block:4 98-99 Taxes :$2,053.26 Telephone: Thomas Bros: 655 A2 Subdiv :Forestqlen No.4 Legal :FORESTGLEN N0.4, LOT 334 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: B1dgSF:1,718 Ac: # 47 *------------------: MetroScan * Washingtoa-�Oi4�-------------------- Parcel :R1331589 RefPar# :1S133AC 00500 Owner :Dunn Steven F Xfered :06/06/95 Site : 13155 SW Cottontail Ln Beaverton 97008 Price :$158, 000 Mail : 13155 SW Cottontail Ln Beaverton Or 97008 Land :$60,100 Use : 1014 Res,Improved Imp :$119, 960 Census :Tract:310.04 Block:4 98-99 Taxes :$2,552.79 Telephone: Thomas Bros:655 R2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 335 Bedrm:3 Bth:3.00 YB: 1985 Lot Sqft: B1dgSF:2, 155 Ac: # 48 *------------------: MetroScan / Washing�toa-�OR3--------------------* Parcel :R1331696 RefPar# : 1S133AC 01600 Owner :Devietro Ferdinand M & Carrie J Xfered : 02/27/91 Site : 10655 SW Cottontail P1 Beaverton 97008 Price :$92, 950 Mail : 10655 SW Cottontail P1 Beaverton Or 97008 Land :$57, 100 Use : 1014 Res, Improved Imp :$97,490 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 029. 60 Telephone:503-524-4467 Thomas Bros: 655 A2 Subdiv :Forestglen Legal :FORESTGLEN 4, LOT 346 Bedrm:3 Bth:2. 00 YB: 1986 Lot Sqft: B1dgSF: 1, 695 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 49 *------------------: MetroScan / Washing�toa-�OR�-- -----------------* Parcel :R1331703 RefPar# : 1S133AC 01700 Owner :Alonzo Manuel E Xfered : 07/29/94 Site : 10665 SW Cottontail P1 Beaverton 97008 Price :$114, 000 Mail : 10665 SW Cottontail Pl Beaverton Or 97008 Land :$57, 100 Use : 1014 Res,Improved Imp :$81, 930 Census :Tract:310.04 Block:4 98-99 Taxes :$1,769.94 Telephone:503-590-7718 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 347 Bedrm:3 Bth:2. 00 YB:1986 Lot 5qft: B1dgSF:1, 141 Ac: # 50 *---------- ---: MetroScan / Washing�toa-�4R�--------------------* Parcel :R1331712 RefPar# :15133AC 01800 Owner :Hay Arthur D & Joan E Xfered :O1/18/91 Site : 10675 SW Cottontail P1 Beaverton 97008 Price :$87, 000 Mail : 11925 NE Lauren Ln Newberg Or 97132 Land :$57, 100 Use : 1014 Res,Improved Imp :$80, 660 Census :Tract:310.04 Block:4 98-99 Taxes :$1,756.53 Telephone:503-538-4022 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 348 Bedrm: 3 Bth:2. 00 YB: 1985 Lot Sqft: B1dgSF: 1,206 Ac: # 51 *------------------: MetroScan / Washingtoa-�ORf--------------------* Parcel :R1331721 RefPar# :1S133AC 01900 Owner :Lim Choon-Sup & Ok-Hi Xfered :04/21/93 Site :10670 SW Cottontail P1 Beaverton 97008 Price :$114,500 Mail :10670 SW Cottontail Pl Beaverton Or 97008 Land :$57, 100 Use :1014 Res,Improved Imp :$112,710 Census :Tract:310.04 Block:4 98-99 Taxes :$2,247.26 Telephone:503-524-4539 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 349 Bedrm:9 Bth:3. 00 YB:1986 Lot Sqft: B1dgSF:l, 949 Ac: # 52 *------------------: MetroScan / Washingtoa-�OR3--------------------* Parcel :R1331730 RefPar# :15133AC 02000 Owner :Keeler Julene A Xfered :11/17/95 Site :10650 SW Cottontail P1 Beaverton 97008 Price . Mail :10650 SW Cottontail P1 Beaverton Or 97008 Land :$60,100 Use :1014 Res,Improved Imp :$106, 310 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 199.43 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 350 Bedrm:3 Bth:2. 00 YB: 1986 Lot 5qft: B1dgSF:1, 816 Ac: # 53 *------------------: MetroScan / Washington-{OR�--------------------* Parcel :R1331749 RefPar# : 1S133AC 02100 Owner :New Millenium Management Inc Xfered : 11/19/98 Site :10630 SW Cottontail P1 Beaverton 97008 Price . Mail :1436 SW Wallula Dr Gresham Or 97080 Land :$60, 100 Use :1014 Res, Improved Imp :$87,300 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 905.50 Telephone: Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 351 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: B1dgSF:1,340 Ac: # 54 *------------------: MetroScan � Wd3hlIIgtOA-�ORf--------------------* Parcel :R1331758 RefPar# :1S133AC 02200 Owner :Rosing Gary S & Sharon E Truste Xfered :10/11/94 Site : 10610 SW Cottontail Pl Beaverton 97008 Price :$119, 000 Mail : 15403 SW S1St Ave Tigard Or 97224 Land :$60, 100 Use : 1014 Res,Improved Imp :$104, 130 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 168.31 Telephone: Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 352 Bedrm:3 Bth:2.00 YB: 1985 Lot Sqft: B1dgSF:1, 818 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 55 *------------------: MetroSaan * . Washittg°toa-�OR�-------------------- Parcel :R1331767 RefPar# :1S133AC 02300 Owner :Wallace John D & Mary S Xfered :04/08/97 Site :10600 SW Cottontail P1 Beaverton 97008 Price :$140, 000 Mail : 10600 SW Cottontail P1 Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$80,350 Census :Tract:310.04 Block:4 98-99 Taxes :$1,791.48 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 353 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: B1dgSF:1,218 Ac: # 56 *------------------: MetroScan gt � * Washin oa- OR�-------------------- Parcel :R1331776 RefPar# :1S133AC 02400 Owner :Truong Bao Xfered :03/19/90 Site : 13182 5W Cottontail Ln Beaverton 97008 Price :$81, 000 Mail : 13182 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$94, 400 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 997. 17 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 354 Bedrm:4 Bth:2. 00 YB: 1986 Lot Sqft: B1dgSF: 1, 647 Ac: # 57 *------------------: MetroSaan / Washingtoa-�ORf--------------------* Parcel :R1331785 RefPar# : 15133AC 02500 Owner :Black Patricia S Xfered . Site :13160 SW Cottontail Ln Beaverton 97008 Price :$17, 000 Mail : 13160 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$102, 910 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 129.24 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 355 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: B1dgSF:1, 818 Ac: # 5B *------------------: MetroScan * Washingtoa-�ORj-------------------- Parcel :R1331794 RefPar# : 1S133AC 02600 Owner :Zinter ponald Edward Xfered . Site :13140 SW Cottontail Ln Beaverton 97008 Price :$58, 650 Mail :13140 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$82, 890 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 820. 60 Telephone: Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 356 Bedrm:3 Bth:2.00 YB:1986 Lot Sqft: B1dgSF: 1, 146 Ac: # 59 *------------------: MetroScan * Washittgtoa-�OR�-------------------- Parcel :R1331801 RefPar# : 1S133AC 02700 Owner :Estoup Michael W & Janet K Xfered :06/01/90 Site :13120 SW Cottontail Ln Beaverton 97008 Price :$106, 000 Mail :13120 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$96, 650 Census :Tract:310.04 Block:4 98-99 Taxes :$2, 012.58 Telephone:503-524-5809 Thomas Bros: 655 A2 Subdiv :Forestglen No. 4 Legal :FORESTGLEN N0.4, LOT 357 Bedrm:3 Bth:2. 00 YB: 1985 Lot Sqft: B1dgSF:1, 950 Ac: # 60 *------------ : MetroScan / Washington-fOR�------------- * Parcel :R1331810 RefPar# :1S133AC 02800 Owner :Pham Hoang D & Nguyen Kha T Xfered : 04/20/98 Site :13080 SW Cottontail Ln Beaverton 97008 Price :$140, 000 Mail :13080 SW Cottontail Ln Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$89, 710 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 927.80 Telephone: Thomas Bros: 655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 358 Bedrm:3 Bth:2.00 YB: 1987 Lot Sqft: B1dgSF: 1,250 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 61 *------------------: MetroScan / Washingtoa-�OR�---------- ----* Parcel :R1331829 RefPar# :1S133AC 02900 Owner :Hadid Margaret R & Amar Xfered . . Site :13050 SW Cottontail Ln Beaverton 97008 Price :$57, 000 Mail :7120 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use :1019 Res, Improved Imp :$76, 500 Census :Tract:310.04 Block:4 98-99 Taxes :$1,738. 65 Telephone:503-644-3560 Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 359 Bedrm:3 Bth:2.00 YB: 1985 Lot Sqft: B1dgSF:1, 140 Ac: # 62 *------------------: MetroScan / Washittgtoa-{E}R�--------------------* Parcel :R1331838 RefPar# :1S133AC 03000 Owner :Anderson Michael G & Paula L Xfered :03/09/98 Site : 10555 SW 130Th Ave Beaverton 97008 Price :$157,400 Mail : 10555 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use : 1014 Res,Improved Imp :$92, 340 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 993.03 Telephone: Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 360 Bedrm:3 Bth:2.00 YB:1984 Lot Sqft: B1dgSF: 1,537 Ac: # 63 *------------------: MetroScan / Washing�toa-{OR�--------------------* Parcel :R1331847 RefPar# : 1S133AC 03100 Owner :Hsiao Tiffany K & Don C Xfered :10/01/97 Site :10605 5W 130Th Ave Beaverton 97008 Price . Mail :10605 SW 130Th Ave Beaverton Or 97008 Land :$60, 100 Use :1014 Res,Improved Imp :$90, 400 Census :Tract:310.04 Block:4 98-99 Taxes :$1, 968.70 Telephone: Thomas Bros:655 A2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT 361 Bedrm:3 Bth:2.00 YB: 1985 Lot Sqft: B1dgSF: 1,540 Ac: # 64 *------------------: MetroScaa / Washing�toa-�OR�--------------------* Parcel :R1331856 RefPar# :1S133AC 03200 Owner :Hill Linda A & David 0 Xfered :04/12/95 Site : 10645 SW 130Th Ave Beaverton 97008 Price :$104,500 Mail : 10645 SW 130Th Ave Beaverton Or 97008 Land :$51, 090 Use : 1014 Res,Improved Imp :$73, 400 Census :Tract:310.04 Block:4 98-99 Taxes :$1,570.84 Telephone: Thomas Bros:655 R2 Subdiv :Forestglen No.4 Legal :FORESTGLEN N0.4, LOT PT 362 Bedrm:3 Bth: 1. 00 YB: 1985 Lot Sqft: B1dgSF:1, 060 Ac: The Information Provided Is Deemed Reliable, But Is Not Gvaranteed. ****��**��******�****** * Current * * Sale Statistics * *******************�**�*******�****************************************** * Average Sale Price : $101, 000. 00 * * Average Loan Amount : $84, 833. 00 * � * * Number of Sales in last year : 6 * * Number of sales in last 6 months : 1 * * * * Note: Average Sale Price and Loan Amounts are calculated on full * * value sales within the last year. * *************************�**********************************************� ******************* * Farm Statistics * ******************* ****************************�************** * Owner Occupied : 44 * * Absentee Owner : 20 * * * * Average Square Footage : 1497 * * Average # of bedrooms : 2 * * Rverage # of Bathrooms : 2.08 * * Average year built : 1980 * * * *�����*�*************************�********* The Information Provided Is Deemed Reliable, But Is Not Guaranteed. WESTGATE BAPTIST CH[TRCH Burton Grabhorn Darryl Wakefield 12930 S�v Scholls Ferry Rd 11493 Se 82Nd Ave 10500 Sw Clydesdale Ter Tagard, OR 97223 Portland,OR 97266 Beaverton,OR 97008 Umran&Elif Inan Bruce&Patricia Pearson Steven Reece 10470 Sw 130Th A�e 11�3� Sw Hazelcvood Loop 10495 Sw Clydesdale Ter Beaverton, OR 97005 Tigazd,OR 97223 Beaverton,OR 97008 Gary&Judith Kniss Donald&Farnoush Grove Kevin&Sheri Zandi 10465 Sw Clydesdale Ter Jalil&Ei Fardanesh 12850 Sw Tarpan Dr Beaverton, OR 970U8 9795 Sw 153Rd Ave Beaverton,OR 97008 Beaverton,OR 97007 Bruce Thompson&S Penny Jerauld Cash Gregory Wolfe&Patrick Wolfe 10100 S�v Tarpan Dr 12900 Sw Tarpan Dr 10555 Sw Clydesdale Ter Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 Jeffrey Bettinelli ROYFIELD INCORPOR.ATED Elmer Polette&Cr�yneth 1461� Sw Juliet Ter PO Box 8614 10550 Sw 130Th Ave Tigard, OR 9722� Calabasas,CA 91372 Beaverton,OR 97008 Shyi Chu&Hsi.n Chu Liu WESTGATE BAPTIST CHtJRCH WESTGATE BAP'ITST CHLTRCH 10590 Sw 130Th Ave 12930 Sw Scholls Ferrp Rd 12930 Sw Scholls Ferry Rd Beaverton, OR 97008 Tigard,OR 97223 Tigard,OR 9'7223 Ra.nctp Tu�a&Esse Flemmer Evelyn Hansen Laura Terry 13060 Sw Cottouiail Ln 10865 Sw Summer Lake Dr 10855 Sw Summer Lake Dr Beaverton, OR 97008 Tigard,OR 97223 Tigazd,OR 97223 Julie C�nningham Patrick Bennett Shazon Elaine Frank 10845 Scv Summer Lake Dr 6116 Ne 190Th St 10825 Sw Summer Lake Dr Tigard, OR 97223 Kenmore,WA 98028 Tigard,OR 97223 Michael& Sarah McCluhan Pamela Wagoner Helga Henkel 12820 S�v Chicory Ct 12840 Sw Chicory Ct 12850 Sw Chicory Ct Tigard, OR 97223 'Tigazd,OR 97223 Tigazd,OR 97223 Randolph&Ann Stolz Marilyn Rebouche-Davis Rena Tazum 12860 Sw Chicor�-Ct 12870 Sw Chicory Ct 32»Nw Hurleywood Dr Tigard, OR 9'7223 Tigard,OR 97223 Albany,OR 97321 konald Frederick Qrme Kristi McVey Norma Jean Unger Robert Cyril Orme 14750 Sw Peachtree Dr 1284� Sw Chicory Ct 12865 Sw Chicor5-Ct Tigard,OR 9722� Tigard, OR 97223 Tigard, OR 97223 . Herbert&Jean Adler Aino Reisenberg Wyatt Starr&G Bernice 1283� Sw Chicor�C`t 1282� Sw Chicory Ct 1281� Sw Chicory Ct Tigard, OR 97223 Tigazd,OR 97223 Tigard,OR 97223 Clarence&Aloha Luesse Hung Van Bui Linda Collins 6015 Sw Glenbrook Rd 10425 Sw 130Th Ave 10445 Sw 130Th Ave Beaverton, OR 97007 Beaverton,OR 97008 Beaverton,OR 97008 BEAVERTON CITY OF Wayne&Patricia Bradp John&Martha Lell 49�0 Sw Hall Btvd 4742 Liberry Rd S#280 13120 Sw Snowshce Ln Beaverton, OR 97005 Salem,OR 97302 Beaverton,OR 97008 Rami Makboul Linh&Mai Pham Michael&Evelyn 0'Neill 1302� Sw Cottontail Ln 13045 Sw Cottontail Ln 13065 Sw Cottonta�Ln Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97003 Michael&Diana Chan Steven Dunn Ferdinand&Carrie Devietro 13135 Sw Cottontail Ln 131» Sw Cottontail Ln 1065� Sw Cottonta�l Pl Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 Manuel Alonzo Arthur&Joan Hay Choon-Sup&Ok-Hi Lim 10665 Sw Cottontail PI 1192�Ne Lauren Ln Sung-Soo Lim Bea�erton, OR 97008 Newberg,OR 97132 10670 Sw Cottontail Pl Beaverton,OR 97008 Julene Keeier NEW MII.,LENNM MANAGII�IENT INC Gary&5haron Rosing 10650 Sw Cottontail Pl 1436 Sw Wallula Dr 15403 Sw 81St Ave Beaverton, OR 97008 Gresha.m,OR 97080 Tigard,OR 9722� John&Mary Wallace Bao Truong Patricia Black � 10600 Sw Cottontail Pl 13182 Sw Cottontail Ln 13160 Sw Cottontail Ln Beaverton, OR 97008 Bea�erton,OR 97008 Beaverton,OR 97008 Donald Ed�azd Zinter&Ann Karen Michael&Janet Estoup Hoang&Ngupen Kha Pham 1�140 Sw Cottontail Ln 13120 Sw Cottontail Ln li080 Sw Cottontail Ln Beaverton, OR 97008 Beaverton,OR 97008 Beavertoq OR 97008 r4argaret&Amar Hadid Michael&Paula Andenon Tiffany&Don Hsiao 7120 Sw 130Th A�e 10�55 Sw 130Th Ave 10605 Sw 130Th Ave ' Beaverton, OR 97008 Beaverton,OR 97008 Beaverton,OR 97008 Linda&Da��id Hill 10645 Sw 130Th A�-e Beaverton, OR 97008 1 y 3 ♦ S 6 i�" KEYNOTES m - � o��,��.�oE iCd1l�.E�P4biow.vM!b��e a0 � Q wCIEt!CUIm wdnr .�rr�.... /�/ / I �LAtOlCaRD�1l�.!R LMOlCaIE R sV /. 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V1 .,�.;� Q o -�-�-W�_-� � --- � --- o LEGEND � ENTRY � , I����—�— ��—�—��� ��:�.;� � , , :� _�_ ��� . � _�-� � _�._ e�.�. ,�-_ _ __ Z I � -------,., — p _; � j _.._ .��,,�.��a�o,�,� � ` - ,o..ir I;''� ¢ —au� c..eiseno aia � L I ,- � � b' � '-_. [w�n�acPnawA S ��_-- .-,_ .. ._.... - " �. �.�' � � � LYW�KalWn1oa.at�ix'u� C �� I I � I — KNC3WLEDGE ' 3 BEGINNINGS • y a e,�s+++o.�.e�.oR.«. � � ..a.�.:�,.. C7 Z izase S.F. �� '� � I C m Q ._ r.r- .___.__. EL.216D+/- - � _ a ___..._- _.. ._ � ' i; �� ( ... � W �.. . ---- ....._.___-. � - I ' � ! � . I _'� i ,�" �' � eirwr I ___.._.-_ . .. . �� �;;� � � �� � � I � ._ " _' �°,,, GENERAL NOTES � ., , --- , � ; :,� � I-- ' � � - Y _ ;_ . , . __ - ,-,.� - . _. +- , , -- �..�.G � ,T-.-_ _ _ ,-.__ �, .�� �, -- __ 1'�, I ., , � � - ---- '' �,`—' ' � �.��a. � / rt.� I , -- °---• � .. ---- - - - � � � �„� �-- ;"�� � � o � _ .. ��� �, , o _ , �s...� ���- _ 0 I � -- - . _ �`.l� . . � , .p �;�.� � � aN����'=" .a. A1.1 0 � I S � 5 6 i " i " / � � � / I ov`�v Pa� � � --," , � ' a,� e �E�5�.� � ,, F�� �x �jE,F�RE - W� `�cJ M,-�w,r, ,-' r i,��a{ S�.CJ`jNO fE/WDEFYaROIND � fE) UR8 � 3�EI V?ULT ,/ !EJ STOR1 �� � � Q / DRAIN AND I !E) �� d. (E1 T IG , FIANHOLE PN LIGH? / —" �/ - I 0 /- '/���—� -------" ¢. � , � ' ,, I lE/UNDERGROIND ��W�// _'_______'"__' - '9 -'__' � n VAULT W'� '_"""___ I .... N 3 �e. ����'// '___" -__ "- � � y� 5 TP. s - '�'- � �'• RELOCA 1 � '_ '" '� ___ ___' '___ '"" __ 2 GITT 5 �/W' %_---__'___--' TY 3 (31 9' �;I I Fltl.' ,_,--" SPAGES 10. . � _---- _"'..-- .7l' ��� R �W "_'_"' � ' _ 9� �r.r � Q -i ___-`Q I ____ '_ "' -" _"_ . �i ' � ___"_- .. - ---- - -------------- a �p/ 8 � �V°' 70• � � �� p '�'__ � i __ _______"'_-_ ' a� __'__Y I " ----, ---- �� ------- „ ��-i EXISTING �- ...����� ; TREE 70 I�� � ___'_"__"_ _ y I REMAIN � Y (51 9'SPACES.45' 1 9' 8' 9' ' 1619'SPAGES•54' ,� � � �i� � _________'-- , , � ��a ( 5 T7P. _ '_-- __" - 30' _ B . . ��___.' __r _'_ _"" 0 � ' I 1 -__ ____ '"'_ b R . . TR.45H ' "_:_ - � Z ( 3 TYP. n � Q ... .......�... ENCLOSURE I � ._'_ "'.{_'_ , . - ° . � ._ BICYCLE ! � i I , � i �. � � : � : �: PARKING . . � �_-1'� �1__ � ___ - I R.4CKlIU � Q � I1_'.��n� _f'fi'�'.I � � Q4 � � ______�- - ^ 3 ��'�-_ .... . . � . - -__- � 4 "_"'__ ' . .� q'__' . : ; � -� ---- - j ENTRY � --- �• • � r��ocar � •— '— —� — —+-- __ !E/CITY SIGN r-' �. .-� � I ..�. .�_ 1I 0 L I �3, e� ,f� W . . ' I I � INFqNT$yljNGS ' � '7I5__ 13 : '_'__"_' ' _ q ------ - -`-_ � JI Z • � • �7 , , -------------------------z,s----- , , , W � f-- � ❑ � _� '------�' I, ,- ] sm�-im• Q 3 � , '°' o , ---- i i - -- N -- � � � � M 1----- � __ ---- , L� � , � • - -------------------- ,, I _� ���`�-> ------KNOWLEDGE � � ,,I-� � BEGINNINGS - � � � i 12,368 S.F. �. � I ; --- �=a--- - EL = 214.0' +/- � � 3 ----� ,. , � ---------- -- ---------------- ,�,,� ---------- y < 10' � I -------- I ._- y a I -� � I - �- • I �9 ..I . {... I (E)ISAN�T Rl' .' � � ____-___ _'_ - � M '__"'_"_' I_ ' ' ; __ �£ I �- � — �_� . . I ' -- • .• '—`--- ———� - � � ------------ r = j' !EI A7 I � � � - -'- " B IN I -..I .i. _� �_ . �`�• I ----i"---- '1 -_ I l.� ' --- _-i-____- � :�i 3'•4'NIGH _.�. '_'_""__' I � ��_____.__: --'_'___ � , � � I � I +' _ RETAMING "�a-_-r��.-' _=G�� WALL • I7 -L___ -,.- 7. '' , , I ��.•' I I I PLAT ROUND _��'/ ' ' -" I �� .- ,- __ _ ""'__ TY 1Y . '___; '�I 10-"' .�. --_'____ I . , I -- " --- � � --- - ' � I '_- O �� , y� RETAINING s� - ' WALL ��� �� _ __ _ _ __ _ _ _ _ _ _ ' _ __ . J. .. . . . H. I � SITE PLAN BIO-FILTRATION I a�D SWALE-SEE CIVIL SC�LE 1" � 20'-0" � � r'Gt (� e. o tr TRAFFIC ANALYSIS REPORT FOR KNOWLEDGE BEGINNINGS SCHOLLS FERRY ROAD & 130TH AYENUE CITY OF TIGARD PREPARED BY CHARBONNEAU ENGINEERING LLc APRIL, 1999 PROJECT 99-29 I�i� �I��D� Q�t_ QP 199�OOOCYZ �-Oarr�er' of Sdiolls Ferr.y & ].3(�'h 1�IP 19�-� 1�1��� 8�00 TRAFFIC ANALYSIS REPORT FOR KNOWLEDGE BEGINNINGS SCHOLLS FERRY ROAD & 130TH AVENUE CITY OF TIGARD PREPARED BY CHARBONNEAU ENGINEERING LLC ��g�i�"� One SW Columbia Suite 1685 0--.-- Portland, OR 97258 (503) 228-9507 � .,�OR�GO�I q � .!Q, g�'� �H I�RB4���, Eapires 12/31/99 APRII., 1999 PROJECT 99-29 WD99-29 TABLE OF CONTENTS INTRODUCTION........................................................................................................1 SITE DESCRIPTION, STREETS, AND CRITICAL INTERSECTIONS......................2 TRAFFIC OPERATION ANALYSIS...........................................................................2 VEHICLE TRIP GENERATION..................................................................................3 TRIPDISTRIBUTION.................................................................................................4 CAPACITYANALYSIS RESULTS............................................................................4 TRAFFICSIGNAL WARRANTS................................................................................6 LEFTTURN LANE WARRANTS...............................................................................6 PARKING...................................................................................................................6 PEDESTRIAN 8� TRANSIT MODES..........................................................................7 TRAFFICSAFETY.....................................................................................................7 SUMMARY AND RECOMMENDATIONS..................................................................7 APPENDIX.................................................................................................................9 Vicinity Map Site Plan Traffic Flow Diagrams Traffix Intersection Capacity Analyses Trip Generation Traffic Counts Accident Data Signal Warrant Left Turn Lane Warrant INTRODUCTION The traffic study for the proposed Knowledge Beginnings daycare was conducted to determine the impacts to the City of Tigard and Washington County street systems in the immediate vicinity of the project. The proposed site is located on the southwest corner of Scholls Ferry Road and 130�h Avenue. The location is also shown on the Vicinity Map in the appendix. In establishing the project scope and performing the analysis, a number of important elements have been identified and considered, including the following items: • Washington County Department of Land Use & Engineering and the City of Tigard provided input on the study's scope. • Projected site generated traffic for a 12,063 square foot daycare. Trip rates were determined for the Daycare (565) using the 1997 I.T.E. Trip Generation Manual (6th Edition). The average rate was used since it yielded a higher rate than the equation rate. • Distribution of site generated trips based on the current traffic volumes and the existing street system. • 5% per year traffic growth rate over a 1-year projected buildout. • Capacity analysis of critical intersections given by the County's traffic engineer for both the AM and PM peak hours under: 1. Existing traffic conditions 2. Background traffic conditions 3. Total traffic conditions • Review and identification of the travel lane and traffic control requirements at critical intersections, including the site access. • Mitigation measures to minimize any negative impacts due to the development in accordance with County guidelines. The Appendix to the report contains technical data including a vicinity map, site plan, traffic flow maps, and Traffix software capacity analysis outputs. 1 SITE DESCRIPTION, STREETS, AND CRITICAL INTERSECTIONS The site will have one access to 130th Avenue. It will be located opposite of an existing Church access 165 feet south of Scholls Ferry Rd. The 25-foot wide access will be stop controlled and it will provide one outbound lane and one inbound lane. The layout is shown in the influence map (Figure 1-Appendix). Scholls Ferry Road is classified as a five lane major arterial. It consists of two lanes per direction and a center left turn lane. Bike lanes exist on Scholls Ferry from Murray Blvd. to the East. It has a posted speed limit of 45 miles per hour. 130tn Avenue is classified as a two lane minor collector. It consists of one lane per direction. It has a posted speed limit of 25 miles per hour. Critical Intersections The critical intersections in the project area were determined to be: Scholls Ferry Road & 130�h Avenue 130th Avenue & Site Access The intersection of Scholls Ferry Road and 130'h Avenue is currently a signal controlled intersection. The eastbound approach has one left turn lane, one through lane, and one combined through/right lane. The westbound approach has one left turn lane, two through lanes, and one right lane. The northbound and southbound approaches have one combined left/through/right lane. TRAFFIC OPERATION ANALYSIS One existing intersection and the proposed site access were analyzed for level of service (LOS) as stipulated in the project scope. LOS analysis was completed for study intersections for both the AM and PM peak hours under: • Existing traffic conditions • Background traffic conditions • Total traffic conditions In order to perform a LOS analysis of existing traffic conditions at the critical intersections, manual traffic counts were performed for the AM peak (7:00 — 9:00 AM) and PM peak (4:00 —6:00 PM) traffic hours. 2 Background traffic conditions are comprised of these traffic elements: 1. Existing traffic plus 5% growth rate per year over a 1-year period. One year is the projected build-out date of the Knowledge Beginnings Daycare. Total traffic conditions are a summation of the background traffic, pass by traffic, and the site generated traffic. VEHICLE TRIP GENERATION Vehicle trip generation rates from the 1997 l.T.E. Trip Generation Manual (6rn Edition) were applied in establishing the site's generated trips for the daycare. Code 565 (Daycare) was used in determination of the trip rates. The average rate was used from the manual since it yielded a high trip rate than the equation rate. A pass by/ diverted trip percentage of 75% was assumed for the daycare. ITE had no pass by/ diverted trip data available for the daycare facility. A high percentage was assumed due the fact that most daycare trips are not primary trips. For example the typical driver is not leaving home and driving to the daycare then heading back home. This assumption was supported by Washington County. TABLE 1. Projected Trip Generation for the Knowledge Beginnings Daycare AM Peak Hour,Weekday Size ITE Generated Tri Ends Pass B Tri s Land Use . Ft. Rate Enter Exit Enter Exit Totals Da care (565) 12,063 12.71 20 18 61 54 153 PM Peak Hour,Weekda Size ITE Generated Tri Ends Pass B Tri s Land Use . Ft. Rate Enter Exit Enter Exit Totals Da care (565) 12,063 13.2 19 21 56 63 159 Avera e Dail Tri s Size ITE Average Land Use S . Ft. Rate Dail Tri s Da care (565 12,063 79.26 956 'Source: ITE Trip Generation,6th Edition, 1997. 3 Over a 24-hour weekday period, a total of 956 trip ends are projected to occur due to the proposed development. During the AM and PM peak hours a total of 38 and 40 trip ends, respectively, will be generated. Table 1 above exhibits these projections for the AM and PM peak hours, as well as the ADT. TRIP DISTRIBUTION Trip distribution in and out of the site is assumed to follow the existing trends for the area in the future, therefore, no significant change in traffic patterns is expected. Trip distribution was based on: • Site and access orientation • Street classification, location of freeways, arterials, residences, businesses, and retail districts • Traffic count data, including tuming movements • Engineering judgement CAPACITY ANALYSIS RESULTS Traffic flow maps were prepared showing the traffic data and turn movements for the AM and PM peak hour conditions that were used in the capacity analysis. The Appendix includes traffic flow maps (Figures 3 — 12) depicting the various components used in compiling the traffic scenarios for these conditions. Traffix Software (Version 7.1), which employs Highway Capacity Manua/ methodology, was applied in the analysis of the study intersections. Under existing, background, and total traffic conditions, the ir;ersection of Scholls Ferry and 130th Ave. operates at an overall LOS `B' or better with a volume to capacity (V/C) ratio not greater than .860. Under existing, background, and total traffic conditions, the Site Access and 130th Ave. operates at an overall LOS `A'. Level of service tables 2-4 are shown on the following page. Generally, LOS `A', `B', `C', and `D' are desirable service levels ranging from no vehicle delays to average or longer than average delays in the peak hours. Level `E' represents long delays indicating signalization warrants need to be reviewed and 4 TABLE 2A. LOS Results for Existing Traffic, AM Peak Hour. Intersection Unsi nalized Si nalized LOS Delay (sec) LOS Delay (sec) V/C Scholls Fer Road 130th Avenue B 9.5 0.749 TABLE 28. LOS Results for Existing Traffic, PM Peak Hour. Intersection Unsignalized Si nalized LOS Delay (sec LOS Dela (sec V/C Scholls Fer Road 130th Avenue B 7 0.696 TABLE 3A. LOS Results for Background Traffic, AM Peak Hour. Intersection Unsignalized Si nalized LOS Delay (sec) LOS Delay (sec) V/C Scholls Fer Road 130th Avenue B 10.3 0.788 TABLE 3B. LOS Results for Background Traffic, PM Peak Hour. Intersection Unsi nalized Si nalized LOS Delay sec LOS Dela sec V/C Scholls Fer Road 130th Avenue B 7.5 0.733 TABLE 4A. LOS Results for Total Traffic, AM Peak Hour. Intersection Unsi nalized Si nalized LOS Dela (sec LOS Delay sec V/C Scholls Fer Road 130th Avenue B 14 0.860 Site Access 130th Avenue A 1.1 ' Lowest Movement: Westbound, LOS 'B', Delay 5.9 Sec/Veh TABLE 4B. LOS Results for Total Traffic, PM Peak Hour. Intersection Unsignalized Si nalized LOS Delay (sec) LOS Dela (sec) V/C Scholls Fer Road 130th Avenue B 9.8 0.756 Site Access 130th Avenue A ' 1.3 � �� ��% %i% ' Lowest Movement: Westbound, LOS 'B', Delay 5.7 Sec/Veh signals considered only if warrants are met. Level `F' indicates that intersection improvements, such as widening and signalization, may be required. By definition, 5 and according to the Highway Capacity Manual (HCM), the following delay times are associated with the LOS at stop controlled (unsignalized) and signalized intersections. TABLE 5. Level of Service Criteria according to the Highway Capacity Manual. Level of Service Unsignalized Control Signalized Control (LOS) Stopped Delay (sec/veh) Stopped Delay (sec/veh) A < 5 <_5 B > Sand <_ 10 > 5and <_ 15 C > 10 and _<20 > 15 and <_25 D > 20 and _<30 > 25 and <_40 E > 30 and _<45 > 40 and <_60 F � 45 > 60 TRAFFIC SIGNAL WARRANTS Peak hour signal warrants have been prepared for the Manual on Uniform Traffic Devices (MUTCD) have been prepared for the study area intersections. The critical intersection of Scholls Ferry and 130�h Avenue is currently signalized. The site access will not warrant a signal under any of the traffic conditions analyzed. The signal warrant can be found in the appendix. LEFT TURN LANE WARRANTS Peak hour left turn lane warrants from the ITE Transportation and Land Development have been prepared for the site access which could potentially need a left turn lane. The site access will not warrant a left turn lane under any traffic scenario. PARKING The site will provide 37 parking spaces for the new daycare facility. The parking ratio that was used was one space per 326 square feet of gross floor area. 6 PEDESTRIAN & TRANSIT MODES Sidewalks exist on both sides of Scholls Ferry Rd. Sidewalks exist on the east side of 130th Ave. Sidewalks will be installed on the west side of 130th Ave. to Scholls Ferry Road along the site frontage. Tri-Met bus routes #62 and #92X provide transit accessibility for the site. Route #62 provides service along Murray Blvd. and SW Scholls Ferry Rd. Route #92X provides service along SW Scholls Ferry Rd. TRAFFIC SAFETY Table 6 below exhibits intersection accident rates for the critical intersections. These accident rates have been determined from data provided by Washington County for the past 3 years. These accident rates are based on the number of accidents per million vehicles entering the intersection annually. There are no records of fatal accidents at any of the critical intersections analyzed. Based on the following and field observations, there are no existing traffic safety problems that need to be addressed. TABLE 6. Accident Rate Calculations. Accident Number of Annual PM ADT= 10 Annual Accident Number Peak X PM Traffic Rate er INTERSECTION History Accidents of Vol. Peak Entering p (years) in History Accident Enterin Volume (veh/yr) M.E.V." Scholls Ferry cLD 3 10 3.33 3313 33130 1.2E+07 0.275 130th Avenue ' M.EV. -Million entering vehicles SUMMARY AND RECOMMENDATIONS Under existing, background, and total tra�c conditions the intersection of Scholls Ferry Road and 130�h Avenue is projected to operate at a LOS `B' or better. The V/C ratio is never higher than 0.86 under any tra�c scenario. The sight distance exceeds 500 feet in each direction. 7 The Site Access on 130th Ave. will operate at acceptable levels of service under all scenarios. It will be located 165 feet south of Scholls Ferry Rd. directly across from an existing Church access. The access will be a two-way stop controlled intersection. The access will have acceptable sight distance exceeding 400 feet in each direction. No mitigations are recommended with the addition of the daycare. It is essential from a traffic operational and safety standpoint that certain conditions apply to the site access. The following elements should be undertaken in conjunction with the development. • It will be necessary to implement standard tra�c control devices (signing and pavement markings) at the site access. Any improvements should be made according to City standards and the Manua/on Uniform Tra�c Control Devices (MUTCD). • It is essential to maintain adequate sight distances along the site access for safety reasons. Care must be taken to keep landscaping, signing, parking, buildings, or other objects from being obstructions to this sight distance. 8 APPENDIX Vicinity Map Site Plan Traffic Flow Diagrams Figure 1. Influence Map Figure 2. Traffic Distribution, AM and PM Peak Hours. Figure 3. Existing Traffic, AM Peak Hour. Figure 4. Existing Traffic, PM Peak Hour. Figure 5. Site Generated Traffic Figure 6. Site Generated Tra�c Figure 7. Background Traffic Figure 8. Background Traffic Figure 9. Pass By/ Diverted Traffic Figure 10. Pass By/ Diverted Traffic Figure 11. Total Traffic Figure 12. Total Traffic Traffix Intersection Capacity Analyses Scholls Ferry Road @ 130�h Avenue 130th Avenue @ Site Access Trip Generation Traffic Counts Accident Data Signal Warrant Left Turn Lane Warrant 9 J A - - - B C ---- __._________ ..-- - — H s�Ja ccwpp sss -5 - -- : � omt . � HA NES6 � y � QNGkORN `�"` �8 ��. : I � Q � s.oRnnro `T�, o �4 1 m, � a ;s o chA c iCO r w, KENs �c � �I � � R� P i� � p � � a' �Gt GIN s � EB � t POL � ~ � . �� kA I E � �NiA ANITA ��; ERT . Q � ;I WE1R � � `� -�sPUa �� ..... ��:::: GUI�lC9TpGA � � : �i � �-- �� - __ � ; ; F', � �r E� � ...._._.. _._.. X "� HAV�T Ck � � ,,i �� �, . SF'ANI��, . � �.. � .. COMB AY Q "- 5 � Y � � l:u �� � �� sr�o � � ,�i O '; � #�" ::. _ : 5p �� � _..... 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J A B C �F Knowledge Beginnings, Page & Grid 655 A2 6�G� �''�,w�d.� -�--b �° ' a�s.�. ���-�.�� .�a�r;a�t�s �� � ,os ,s�. _� �'° �a� r��s -- .��o�1 Jl.x�i�t�Y„o�t-x t�� _ . � �� �d �a�-� �ri�s - s�+�r.�,� �h a�,�ro�t �7 ' �� ��,r.,r.,�.._._._„�._,_.. . � ; �7Nr7�sd oi ; •I � � I `�c� �,ac�t ,oy ;'I �...,.�.. , `�� �nt s.e-�i,i � � t p.y a�lK� j n���-�va � . . . , :,���o��.� ��a •�.,r,9 � �;�S �'�� ' • � . . r. � 5�-t *p�g-�y �1.tis i � � � � d}�4 �Sts � �� � . s��e i �� � � : � � �.� ; . � � ;� . . . . � .�.�._._.� � ._,_._... .,� . . . . . . . . . •� . . L'. . . . . • . � I ' � ��� : � . � j � � s ,.,. � i s � � � . _ ` f : I ! I' � . y � . . . I .� . / �• � . I .I� - � I._i' . . ,r-•,,, . : �� �►'� R ��� � � - N zo� ao• . � � zo� . 200� .I � 35' � 13� 5.5' - - • - - 13' � 13' 13' O �-- 13' 13' -� O �— "' Scholls Ferry Road - - �z� —� O �r - 13' �� 13' 5.5' S.5' 20' ► 20' 135' �ss� Existing Proposed Church Knowledge Beginnings ,so• Figure No.1 Influence Map Knowledge Beginnings 99-29 130th Avenue 15% - N H H Scholls Ferry Road Proposed Knowledge Beginnings 20% 130th Avenue Figure No.2 Traffic Distribution Knowledge Beginnings 99-29 - N 17 19 53 � 20 � 5B7 f ► � 23 Scholls Ferry Road 4� � . � . �au . 20 37 38 110 � Proposed Knowledge Beginnings 130th Avenue Figure No.3 Existing Tra�c AM Peak Hour 99-29 - N 33 ZZ 46 � 84 � I � 1863 ( ; � � + � s � 117 Scholls Ferry Road zo � . 1 � . 1039 ► ! 20 � 13 5 51 Proposed Knowledge Beginnings 130th Avenue Figure No.4 Existing Traffic PM Peak Hour 99-29 " 3 � ♦ ♦ I 'I N 1 Z 3 f-- 4 + � 9 � y Scholls Ferry Road 4 ► 4 j ' ' � � - s . I a 2 s �s Proposed � ouT?,s Knowledge 14 � ' TOTAL= 38 Beginnings 4 � 4 4 � 4 130th Avenue Figure No.5 Site Generated Tra�c AM Peak Hour 99-29 • 3 � N , � 3 3 � � 4 + 8 f g i Scholls Ferry Road 4 - . a � • � f ► �o � � 4 3 10 15 Proposed . ouT�2� Knowledge � � , TOTAL= 40 Beginnings " 4 � a 4 1 I 4 130th Avenue Figure No.6 Site Genereted Tra�c PM Peak Hour 99-29 - N 18 20 56 � 21 � 595 � � � 24 Scholls Ferry Road as � - 1 t - 1905 s I I 21 � 39 40 116 Proposed Knowledge Beginnings 130th Avenue Figure No.7 Background Traffic AM Peak Hour 99-29 Background Traffic Consists of a 5%Growth Rate Over a One Year Projected Buildout. - N 35 23 48 � 88 � � � 1956 . � �. � ,sa Scholls Ferry Road 21 � f � • s 1091 ► I 21 � 14 5 54 Proposed Knowledge Beginnings 130th Avenue Figure No.8 Background Traffic PM Peak Hour 99-29 Background Traffic Consists of a 5°/.Growth Rate Over a One Year Projected Buiidout. I - N � -12 � 12 Scholls Ferry Road �� - ► . . 37- - I � � 9 34 49 Proposed � ' �N= s� Knowledge � � TO AL=5115 Beginnings 43 ' 11 � 12 -12 130th Avenue Figure No.9 Pass By/Diverted Traffic AM Peak Hour 99-29 I - N . �� � 37 � . Scholls Ferry Road . I � . 8 + � 39 11 45 Proposed . �n►= ss Knowledge OUT= 63 50 f f I � TOTAL= 119 Beginnings 13 � 11 -11 130th Avenue Figure No.10 Pass By/Diverted Traffic PM Peak Mour 88-29 - N ,e 23 ss � z, � 583 . l . � as Scholls Ferry Road 49 � � t � 1868 ► I � 62 � 52 42 158 B5 65 Proposed ` � Knowledge Beginnings 57 ? � 'I ? �s + 16 195 130th Avenue Figure No.11 Total Traffic AM Peak Hour 99-29 Total Traffic Consists of Background Traffic Plus Pass By Traffic Plus Site Generated Tra�c. - N 35 26 48 � 88 � 1919 � ► � 168 Scholls Ferry Road s� � � �i �os3 . � 33 � 57 8 75 60 167 Proposed � I � Knowledge Beginnings s� ? f ? �� , � � 15 73 130th Avenue Figure No.12 Total Traffic PM Peak Hour 99-29 Total Tra�c Consists of Background Traffic Pius Pass By TrafFic Plus Site Generated Traffic. AM Existing Mon Apr 26, 1999 13:37:05 Paqe 2-1 -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) **+++******+*+***************+***.**+******.�******+****************+**.******+* Intersection #1 Scholls Ferry @ 130th Avenue �**********+*+*+*+*****�*****++**.***+****�+**+t***********+**+*****�+**+*+*++** Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.749 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 9.5 Optimal Cycle: 58 Level Of Service: B **+*+****�+***�++*+*******+****+***�****.**#********.****:********++t**+*+*+**** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lane s: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 37 38 110 53 19 17 47 1814 20 23 567 20 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Znitial Bse: 37 38 110 53 19 17 47 1814 20 23 567 20 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 39 40 116 56 20 18 49 1909 21 29 597 21 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 39 40 116 56 20 18 49 1909 21 29 597 21 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 39 40 116 56 20 18 49 2005 22 29 627 21 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.76 0.76 0.76 0.50 0.50 0.50 0.95 1.00 1.00 0.95 1.00 0.85 Lanes: 0.20 0.21 0.59 0.60 0.21 0.19 1.00 1.98 0.02 1.00 2.00 1.00 Final Sat. : 290 297 862 561 200 180 1805 3759 41 1805 3800 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.13 0.13 0.13 0.10 0.10 0.10 0.03 0.53 0.53 0.01 0.17 0.01 Crit Moves: **** **''* '`*** Green/Cycle: 0.18 0.18 0.18 0.18 0.18 0.18 0.10 0.71 0.71 0.02 0.63 0.63 Volume/Cap: 0.75 0.75 0.75 0.55 0.55 0.55 0.26 0.75 0.75 0.75 0.26 0.02 ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Uniform Del: 29.5 29.5 29.5 28.9 28.4 28.4 31.9 6.7 6.7 37.2 6.3 5.4 IncremntDel: 7.7 7.7 7.7 3.0 3.0 3.0 0.2 0.8 0.8 39.7 0.0 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Delay/Veh: 32.8 32.8 32.8 27.1 27.1 27.1 26.9 6.6 6.6 71.3 5.4 4.6 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 32.8 32.8 32.8 27.1 27.1 27.1 26.9 6.6 6.6 71.3 5.9 4.6 DesignQueue: 2 2 5 3 1 1 2 37 0 1 14 0 ***++,r,r..+..**+*+:**+**++***.+***+,r++.*•++.+*+++r*�******+*+****++**+.*+**++.*+.**.+ Traffix 7.1.0427 (c) 1998 Dowlinq Assoc. Licensed to CHARBONNEAU ENG-PORTLAND PM Existing Mon Apr 26, 1999 13:39:32 Page 2-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) **+**+�******w**+*+*.**+*+*****+**�*r*+**+*+�***«*++*+**+*****r+**+****+++**++** Intersection #1 Scholls Ferry @ 130th Avenue +***�*++***+*.*****+*++*++*+a**+*****�r**+:*+.**.*+***+****++****+*+***+**a***** Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.696 Loss Time (sec) : 9 (Y+R = 9 sec) Average Delay (sec/veh) : 7.0 Optimal Cycle: 51 Level of Service: B *+**.********+++*.*.�***+++*+*+*.*.+*+++*+*�***++*.******+tt*+.#t****+**:+*+**** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 13 5 51 96 22 33 20 1039 20 117 1863 84 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 13 5 51 96 22 33 20 1039 20 117 1863 84 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 14 5 54 98 23 35 21 1099 21 123 1961 88 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 D 0 Reduced Vol: 19 5 54 48 23 35 21 1094 21 123 1961 88 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 14 5 54 48 23 35 21 1198 22 123 2059 88 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.74 0.74 0.74 0.70 0.70 0.70 0.95 1.00 1.00 0.95 1.00 0.85 Lanes: 0.19 0.07 0.74 0.45 0.22 0.33 1.00 1.96 0.04 1.00 2.00 1.00 Final Sat. : 271 97 1046 599 287 437 1805 3729 71 1805 3800 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.05 0.05 0.05 0.08 0.08 0.08 0.01 0.31 0.31 0.07 0.54 0.05 Crit Moves: **" `*'`* ***'` Green/Cycle: 0.12 0.12 0.12 0.12 0.12 0.12 0.02 0.65 0.65 0.19 0.78 0.78 Volume/Cap: 0.45 0.45 0.45 0.70 0.70 0.70 0.70 0.47 0.47 0.47 0.70 0.07 ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Uniform Del: 31.4 31.4 31.4 32.4 32.4 32.4 37.2 6.7 6.7 29.9 9.1 2.0 IncremntDel: 1.3 1.3 1.3 8.6 8.6 8.6 31.5 0.1 0.1 1.0 0.5 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 �.85 0.85 Delay/Veh: 28.0 28.0 28.0 36.1 36.1 36.1 63.1 5.8 5.8 26.4 4.0 1.7 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 28.0 28.0 28.0 36.1 36.1 36.1 63.1 5.8 5.8 26.4 4.0 1.7 DesignQueue: 1 0 3 2 1 2 1 24 0 6 30 1 *,r.,r*******�*****+*++*******+***++*.,r****�*+***+**+*++****+*+*+*******++,r******* Traffix 7.1.0427 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND AM Background Mon Apr 26, 1999 13:40:51 Page 2-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1999 HCM Operations Method (Base Volume Alternative) .**.************+*******+**++*.*+.**�*****+****+*++*�****�*�*+****.+***+***+tt** Intersection #1 Scholls Ferry @ 130th Avenue .+*+:+*+++*+****+*.*#.*#****+�****+*:+++t**.**+**+*+**.***+***+**+****�.**+.**** Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.788 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 10.3 optimal Cycle: 66 Level Of Service: B �*+****+***+*+���**�*+�*+*****+*#++.**.**#*�+***+**.*#+*#**�****�*********++**** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 39 90 116 56 20 18 49 1905 21 29 595 21 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 39 40 116 56 20 18 99 1905 21 24 595 21 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 41 42 122 59 21 19 52 2005 22 25 626 22 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 41 42 122 59 21 19 52 2005 22 25 626 22 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 41 42 122 59 21 19 52 2106 23 25 658 22 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.75 0.75 0.75 0.47 0.97 0.47 0.95 1.00 1.00 0.95 1.00 0.85 Lanes: 0.20 0.20 0.60 0.60 0.21 0.19 1.00 1.98 0.02 1.�0 2.00 1.00 Final Sat. : 287 294 853 532 189 171 1805 3759 41 1805 3800 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.14 0.14 0.14 0.11 0.11 0.11 0.03 0.56 0.56 0.01 0.17 0.01 Crit Moves: **** *"" **`* Green/Cycle: 0.18 0.18 0.18 0.18 0.18 0.18 0.10 0.71 0.71 0.02 0.62 0.62 Volume/Cap: 0.79 0.79 0.79 0.61 0.61 0.61 0.28 0.79 0.79 0.79 0.28 0.02 ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Uniform Del: 29.7 29.7 29.7 28.6 28.6 2B.6 31.4 7.2 7.2 37.2 6.5 5.4 IncremntDel: 10.1 10.1 10.1 4.6 4.6 9.6 0.2 1.2 1.2 48.7 0.0 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Delay/Veh: 35.3 35.3 35.3 28.9 28.9 28.9 26.9 7.3 7.3 80.3 5.5 9.6 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 35.3 35.3 35.3 28.9 28.9 28.9 26.9 7.3 7.3 80.3 5.5 9.6 DesignQueue: 2 2 6 3 1 1 3 40 0 1 14 0 *:**:.**,.+*******,r***,r****+*********+*+*+***«*****,r+****,r�**+,.*********+*++++**� Traffix 7.1.0427 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND PM Background Mon Apr 26, 1999 13:42:05 Paqe 2-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) *+*�+*.*+***********.***+++*+*+**+�***+**.****+*******+*******�****:*.*.******** Intersection #1 Scholls Ferry @ 130th Avenue **.:+***++**#*:*�*++*�#**+*+*+#*�*.«**++*+**+********++*++t.*.*****+*+++*+f+**++ Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.733 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 7.5 Optimal Cycle: 56 Level of Service: B ++.***�**+*+****«**+***+**#*****+�*+**+***+*+***+***+**+**+**++***+*****+�+*#*** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Znclude Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 14 5 54 48 23 35 21 1091 21 123 1956 88 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 14 5 54 98 23 35 21 1091 21 123 1956 88 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 15 5 57 51 24 37 22 1148 22 129 2059 93 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 15 5 57 51 24 37 22 1148 22 129 2059 93 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 15 5 57 51 24 37 22 1206 23 129 2162 93 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.74 0.74 0.74 0.69 0.69 0.69 0.95 1.00 1.00 0.95 1.00 0.65 Lanes: 0.19 0.06 0.75 0.46 0.21 0.33 1.00 1.96 0.04 1.00 2.00 1.00 Final Sat. : 275 92 1096 595 280 432 1805 3729 71 1805 3800 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.05 0.05 0.05 0.09 0.09 0.09 0.01 0.32 0.32 0.07 0.57 0.06 Crit Moves: `*'`' ***'` **** Green/Cycle: 0.12 0.12 0.12 0.12 0.12 0.12 0.02 0.65 0.65 0.14 0.78 0.78 Volume/Cap: 0.47 0.47 0.47 0.73 0.73 0.73 0.73 0.50 0.50 0.50 0.73 0.07 ------------I---------------II---------------II---------------II---------------I Level Of 5ervice Module: Uniform Del: 31.3 31.3 31.3 32.4 32.4 32.4 37.2 6.9 6.9 30.0 4.9 2.0 IncremntDel: 1.5 1.5 1.5 10.9 10.9 10.9 38.3 0.1 0.1 1.3 0.7 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Delay/Veh: 28.2 28.2 28.2 38.5 38.5 38.5 69.9 6.0 6.0 26.8 9.4 1.7 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 28.2 28.2 28.2 38.5 38.5 38.5 69.9 6.0 6.0 26.8 4.4 1.7 DesignQueue: 1 0 3 3 1 2 1 26 0 6 32 1 +*++**+**:*********++**,r++*,r,r,r,r**+«,.***+********+++***,r++.***,r+*+.**+*+.*+***.+* Traffix 7.1.0427 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND AM Total Mon Apr 26, 1999 15:55:26 Page 2-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) ***+*.**+**+.<*******+****++***+*�*�*�****+�**�******�******+*.+*********+****+* Intersection #1 Scholls Ferry @ 130th Avenue +***�.****+.+*******�*+*�*****+********+*******++******+*#***************+**++** Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.860 Loss Time (sec) : 9 (Y+R = 9 sec) Average Delay (sec/veh) : 14.0 Optimal Cycle: 85 Level Of Service: B *.****++#+++++*+**+++****+*****++***+*+**�+**+************+***+++***�***+�***�+* Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 52 42 158 56 23 18 49 1860 70 45 583 21 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 52 42 158 56 23 18 49 1860 70 95 583 21 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 55 44 166 59 24 19 52 1958 74 97 619 22 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 55 44 166 59 24 19 52 1958 74 47 619 22 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 55 99 166 59 24 19 52 2056 77 47 644 22 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.74 0.74 0.74 0.46 0.46 0.46 0.95 0.99 0.99 0.95 1.00 0.85 Lanes: 0.21 0.16 0.63 0.58 0.23 0.19 1.00 1.93 0.07 1.00 2.00 1.00 Final Sat. : 291 233 877 507 206 163 1805 3626 136 1805 3800 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.19 0.19 0.19 0.12 0.12 0.12 0.03 0.57 0.57 0.03 0.17 0.01 Crit Moves: **** **** **** Green/Cycle: 0.22 0.22 0.22 0.22 0.22 0.22 0.10 0.66 0.66 0.03 0.59 0.59 Volume/Cap: 0.86 0.86 0.86 0.53 0.53 0.53 0.29 0.86 0.86 0.86 0.29 0.02 ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Uniform Del: 28.5 28.5 28.5 26.2 26.2 26.2 31.7 10.2 10.2 36.7 7.7 6.5 IncremntDel: 14.5 14.5 14.5 2.2 2.2 2.2 0.3 2.9 2.4 48.6 0.0 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Delay/Veh: 38.7 38.7 38.7 24.4 24.4 29.4 27.2 11.0 11.0 79.8 6.6 5.5 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 38.7 38.7 38.7 24.4 24.9 24.4 27.2 11.0 11.0 79.8 6.6 5.5 DesignQueue: 2 2 7 3 1 1 3 96 2 3 15 1 *****k**+**+*+.**++*,.*++*,r+,r+,.**,r*******.�*..**.***.****�,.******,r+*�*****+*****,r Traffix 7.1.0427 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND AM Total Mon Apr 26, 1999 15:55:26 Page 3-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Unsignalized Method (Base Volume Alternative) .+*#*.*++**+*++*****+**+*+****+**+.*+*+**+****+*+*****+<+++.*+****:#*.+********* Intersection #2 130th Avenue @ Site Access *�+***�**+*+*+.*++++++*++***.+*+**++*********++++:.++**�+*.**+*•**************** Average Delay (sec/veh) : 1.1 Worst Case Level Of Service: B *.+*****.**+****+*+*++*++**.***+*r*..******+**+*+*##****r+.•+�r.w.+******r*+*+** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Znclude Include Lanes: 0 1 0 0 0 0 0 0 1 0 0 0 1! 0 0 0 0 1! 0 0 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 16 195 0 0 65 73 57 0 15 0 0 0 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 16 195 0 0 65 73 57 0 15 0 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 17 205 0 0 68 77 60 0 16 0 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 17 205 0 0 68 77 60 0 16 0 0 0 ------------I---------------II---------------II---------------II---------------I Adjusted Volume Module: Grade: 0� 0� 04s 0� $ Cycle/Cars: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx $ Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj: 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmh PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol. : 19 205 0 0 68 77 66 0 17 0 0 0 ------------I---------------II---------------II---------------II---------------I Critical Gap Module: MoveUp Time: 2.1 xxxx xxxxx xxxxx xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx Critical Gp: 5.0 xxxx xxxxx xxxxx xxxx xxxxx 6.5 xxxx 5.5 xxxxx xxxx xxxxx ------------I---------------II---------------II---------------II---------------I Capacity Module: Cnflict vol: 145 xxxx xxxxx xxxx xxxx xxxxx 329 xxxx 107 xxxx xxxx xxxxx Potent Cap. : 1462 xxxx xxxxx xxxx xxxx xxxxx 683 xxxx 1222 xxxx xxxx xxxxx Adj Cap: 1.00 xxxx xxxxx xxxx xxxx xxxxx 0.99 xxxx 1.00 xxxx xxxx xxxxx Move Cap. : 1962 xxxx xxxxx xxxx xxxx xxxxx 673 xxxx 1222 xxxx xxxx xxxxx ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Stopped Del: 2.5 xxxx xxxxx xxxxx xxxx xxxxx 5.9 xxxx 3.0 xxxxx xxxx xxxxx LOS by MoVe: A * * * * * * * * # * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 793 xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 5.3 xxxxx xxxxx xxxx xxxxx Shared LOS: * * * • * * * B * * * * ApproachDel: 0.2 0.0 5.3 0.0 Traffix 7.1.0427 (c) 1998 Dowlinq Assoc. Licensed to CHARBONNEAU ENG-PORTLAND PM Total Mon Apr 26, 1999 16:01:14 Page 2-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1999 HCM Operations Method (Base Volume Alternative) ++*+<*�*t*�****�*+*�**+*****�*******+******+*+**+*++********+*.**+*•t+�*�*.*+*** Intersection #1 Scholls Ferry @ 130th Avenue +.**.+*+***.*+�*�+�..****�**.*�*******.******+**.*+.*++***********.++****.*�**+* Cycle (sec) : 100 Critical Vol./Cap. (X) : 0.756 Loss Time (sec) : 9 (Y+R = 4 sec) Averaqe Delay (sec/veh) : 9.8 Optimal Cycle: 60 Level Of Service: B �*****+***+**+*+a*+**r***++******++*++�r**+*+**+++**+.*+*****.*+*+*r#+**+****�+* Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Permitted Permitted Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 1 0 1 1 0 1 0 2 0 1 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 57 8 75 48 26 35 21 10@3 33 168 1919 88 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 57 8 75 98 26 35 21 1083 33 168 1919 88 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF volume: 60 8 79 51 27 37 22 1140 35 177 2020 93 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 60 8 79 51 27 37 22 1140 35 177 2020 93 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.05 1.00 1.05 1.00 Final Vol. : 60 8 79 51 27 37 22 1197 36 177 2121 93 ------------I---------------II---------------II---------------II---------------I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.66 0.66 0.66 0.64 0.64 0.64 0.95 1.00 1.00 0.95 1.00 0.85 Lanes: 0.41 0.05 0.54 0.45 0.23 0.32 1.00 1.94 0.06 1.00 2.00 1.00 Final 5at. : 509 68 670 536 284 389 1805 3689 111 1805 3B00 1615 ------------I---------------II---------------II---------------II---------------I Capacity Analysis Module: Vol/Sat: 0.12 0.12 0.12 0.10 0.10 0.10 0.01 0.32 0.32 0.10 0.56 0.06 Crit Moves: **** ***'` `*'" Green/Cycle: 0.16 0.16 0.16 0.16 0.16 0.16 0.02 0.58 0.58 0.17 0.74 0.74 Volume/Cap: 0.76 0.76 0.76 0.61 0.61 0.61 0.76 0.56 0.56 0.56 0.76 0.08 ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Uniform Del: 30.7 30.7 30.7 29.9 29.9 29.9 37.2 10.0 10.0 28.7 5.9 2.8 IncremntDel: 10.4 10.4 10.4 4.0 4.0 9.0 44.1 0.3 0.3 1.7 0.9 0.0 Delay Adj : 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 O.BS Delay/Veh: 36.5 36.5 36.5 29.4 29.4 29.4 75.8 8.7 8.7 26.1 5.9 2.9 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 36.5 36.5 36.5 29.4 29.4 29.4 75.8 8.7 8.7 26.1 5.9 2.4 DesignQueue: 3 0 4 2 1 2 1 31 1 8 36 1 +.+*.*.**�***#************++**+*,r,r++**.****..*.*+*+**.*#****,r********�*****,r*+*** Traffix 7.1.0427 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND PM Total Mon Apr 26, 1999 16:01:14 Page 3-1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 HCM Unsiqnalized Method (Base Volume Alternative) +****++.**�+**.*+.+**+*+*.:�*+*****+***.*+****+#*�*+*****+:+**�**•*******#*#+*+* Intersection #2 130th Avenue @ Site Access +**+**+++++.+.+********+**+++•:*+***.*****+*+*+**+*****+****+****+***+**+**++*+t Average Delay (sec/veh) : 1.3 Worst Case Level Of Service: 8 .#*+*#**�.*****+++*+***k�*******++++#++**.+*+****+****+**.******+*#*+*.*++****** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------I---------------II---------------II---------------II---------------I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 1 0 0 0 0 0 0 1 0 0 0 1! 0 0 0 0 1! 0 0 ------------I---------------II---------------II---------------II---------------I Volume Module: Base Vol: 15 73 0 0 167 60 67 0 17 0 0 0 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Znitial Bse: 15 73 0 0 167 60 67 0 17 0 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF Volume: 16 77 0 0 176 63 71 0 18 0 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 16 77 0 0 176 63 71 0 18 0 0 0 ------------I---------------II---------------II---------------II---------------I Adjusted Volume Module: Grade: 0� 0� 0$ 0� � Cycle/Cars: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx � Truck/COmb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj : 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol. : 17 77 0 0 176 63 78 0 20 0 0 0 ------------I---------------II---------------II---------------II---------------I Critical Gap Module: MoveUp Time: 2.1 xxxx xxxxx xxxxx xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx Critical Gp: 5.0 xxxx xxxxx xxxxx xxxx xxxxx 6.5 xxxx 5.5 xxxxx xxxx xxxxx ------------I---------------II ---------------II---------------II---------------I Capacity Module: Cnflict Vol: 239 xxxx xxxxx xxxx xxxx xxxxx 300 xxxx 207 xxxx xxxx xxxxx Potent Cap. : 1319 xxxx xxxxx xxxx xxxx xxxxx 710 xxxx 1087 xxxx xxxx xxxxx Adj Cap: 1.00 xxxx xxxxx xxxx xxxx xxxxx 0.99 xxxx 1.00 xxxx xxxx xxxxx Move Cap. : 1319 xxxx xxxxx xxxx xxxx xxxxx 700 xxxx 1087 xxxx xxxx xxxxx ------------I---------------II---------------II---------------II---------------I Level Of Service Module: Stopped Del: 2.8 xxxx xxxxx xxxxx xxxx xxxxx 5.7 xxxx 3.4 xxxxx xxxx xxxxx LOS by Move: A * * * ` * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 754 xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 5.2 xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * g * * * * ApproachDel: 0.5 0.0 5.2 0.0 Traffix 7.1.0927 (c) 1998 Dowling Assoc. Licensed to CHARBONNEAU ENG-PORTLAND Daycare (565) Name: Knowledge Beginnings -�j�-L•�llS t-�t-r� - ADT Weekday, Adjacent Street Traffic Pass By Rate= 0.75 Trip Rate = 79.26 1000 Sq. Ft.= 12.063 Trip Ends = 956 Entering = 478 Exiting = 478 AM Peak Weekday, Adjacent Street Traffic Trip Rate = 12.71 1000 Ft. Sq.= 12.063 Trip Ends = 153 Entering = 81 Exiting = 72 Pass-By Trips= 115 Entering = 61 Exiting = 54 Generated Trip Ends= 38 Entering = 20 Exiting = 18 PM Peak Weekday, Adjacent Street Traffic Trip Rate = 13.2 Number of Students= 12.063 Trip Ends = 159 Entering = 75 Exiting = 84 Pass-By Trips= 119 Entering = 56 Exiting = 63 Generated Trip Ends= 40 Entering = 19 Exiting = 21 /FROM : TRRFFIC SMITHY PHQJE N0. : 5036438866 �pr. 21 1999 1c:13PM P2 YNTERSECTIQN Ttk�N MOV�' COtm1T SL�Q�ARy �ZEPORT � FERRY RAAD AT 13 OTH AV�]LT$ _: :�.1�..��� � T. 1.7� P=.?94 O �89 UATS OF �,II�T!': 04/ZO/99 T 17 19 53 �105 L�AY OF WEEK: 11�e TZME BTAR'I�: 07:00 x .�21 ..� ( 4 .--610 T� F�IDID: �9:�0 i Z'� 3.3� 1� J t20 814�-� �6� T` 9�r P=.920 P=.833 2a r23 �v.Tarp,r, �Y v�o� 3h 1 r► ���Y�'� 1881--► 1977—► �� 3 7 3 8 110 Pea1c Hour �6� T= 1.4� P�.7Z1 1185 TEV•Z76508r30 �03�i641�-u6333 TII� PERIOD �T BOUND SOTJTH BOLA�2U 1�7RZ�I BWND WEST BOUND �,aNS - � � —► ? .� 1 �. .� t r► j '_ t �u.i, 07:00-0'7:05 1 134 2 2 0 4 3 1 9 0 28 3 186 07:05-07:10 2 145 0 0 0_.. 7 1 0 9 2 40 1 208 07t10-07z15 0 143 6 A 4 4 7, 0 9 2 24 0 193 07:15-07;20 0 153 0 0 0 6 4 3 1? 1 44 1 229 07:�0-07:Z5 Z 179 2 1 0 4 2 2 12 2 36 3 244 07tZ5-07:30 0 118 2 � 1 10 3 � 18 2 31 Z 189 07:30-O7t35 0 186 Z Q 0 7 1 4 14 0 49 Z 265 07:35-07:40 0 I51 5 3 0 3 0 4 6 3 50 5 230 07:40-07:45 2 160 5 2 2 8 0 6 8 0 46 1 240 07:45-0?:50 1 162 5 3 3 3 0 2 11 5 39 1 233 07:50-07•55 2 158 6 3 1 S 3 3 9 0 5p 1 a41 Q7:55-08i00 2 155 5 1 � OS:00-06:05 2 148 3 0 3 5 � 4 �p � 38 1 228 08:05-p9:la 2 145 2 2 0 � 1 0 8 2 42 0 156 08:10-08:15 3 133 3 0 2 1 2 7 4 39 2 203 OS:iS-08:20 2 ias 6 2 2 5 6 0 6 3 40 4 224 08:20-08:25 2 148 5 1 4 4 13 6 10 2 65 1 261 0 .25-08:30 2 150 0 2 1 3 6 4 14 2 6� 2 250 0 s30-08:35 2 152 5 1 0 3 4 1 6 3 44 2, 222 Q8s35-08:44 0 110 5 3 Z ? 3 Z 15 � 55 4 210 Q8:40-48:45 Z 137 5 1 1 4 1 4 5 1 49 0 Z10 Q8:45-08:50 Z 117 7 2 2 6 2 1 8 3 54 1 204 08:50-08:55 0 135 7 3 1 5 0 0 12 1 42 1 20? 08:55-09:40 0 89 Q 5 0 1 I 0 4 4 56 2 152 �btal St;zvey 3p 3427 88 41 25 lt4 6Z 52 233 48 1070 39 5229 �' 7� 51 73 71 .59 .�4 37 .68 92 64 84 63 .940 � 'IYuC � 13.3 3.3 2.3 9.9 0 .9 2.6 0 1.? 2.1 9.3 10.3 4.4 St SuBe� 0 0 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 2 0 0 0 0 4 o a Haux'ly �btals 0?:00-OBs00 11 1855 40 19 S 62 21 �8 la8 18 475 21 2686 07:15-08:I5 15 1818 �Q 15 13 61 Z1 33 127 21 509 19 Z692 07:30-06:30 20 i814 47 17 19 53 37 3$ 110 23 567 20 2765 07:45-08:45 22 1716 50 17 20 49 44 31 lb8 28 570 17 2572 08:00-03:Q0 19 1572 48 22 17 52 41 �4 105 30 S95 ti8 Z543 i�'FRQ`1 : TI�iFF I C SM I THY PI-I�IE N0. : 5036438866 Apr. 21 1999 12: 14PM P3 INFTF�.SECTICX�T 'IURN MOV�1T �Oi7NT SUi�,RY REPORT SCHOLIB FSRRY R�AD AT 130TH AVF�NfJE - 1:�3?J�' � T• 0� P�.8�41` OAZB OF DO�NT: 04/afl/99 . N 1101 j109 DAY OF WEEK: �e � 33 22 46 TIl�iB 9'I'AR'1'�: 16:00 R T� F�IDED: 18;00 H ♦-1909 � 1 4 .-206a a0 J �4 T+ 1.2ir Tw 3.lir 103�► �1863 p�.867 P=.916 20 � 117 TEV=1bTAL ENTRY VOLLIN� j T•�TRUCK9 BY APPRUAC�I � j � P•� BY APPROACH �,� 1079-�+ ��3� 13 5 51 ��=4�i�;45 ffic S�it�y 1159 T� .7� P=.75 69 TS�7=3313 5a3) 641-6333 EAST �d[�iD 90[TIH 30iJI�ID NORTH BUUND WE9T BOUND T,�� �°° � .-. 1 .� + �. •, 3 r l +- t �, 16:00-16:05 1 84 4 4 0 5 2 0 7 3 138 3 251 16:05-16:10 1 76 0 2 0 4 1 1 4 11 1.19 8 227 16:10-16:15 1 106 3 2 0 0 1 0 3 7 134 4 261 i6:i5-i6:2o o �� 0 2 0 � 0 o a � �35 7 �36 16:20-16:25 1 75 3 2 Q 4 0 0 6 17 117 4 224 16:25-16:30 1 93 Z 0 0 ? 2 1 2 5 149 5 267 16:30-16:35 0 83 1 0 1 5 1 0 2 9 121 1 224 16:35-16:40 1 68 1 5 1 4 0 1 6 3 147. 6 237 16:40-16:�5 0 103 1 2 1 4 1 1 3 12 10? 5 241 16:45-16:50 2 77 1 3 0 2 3 1 6 12 156 9 2?2 16:50-16:55 1 100 � 2 3 S 1 1 3 5 108 6 241 16:55-17:00 0 81 3 2 1 3 1 Q 4 11 153 4 263 1?;00-17:05 4 72 i 6 2 3 3 0 3 13 154 4 265 1?:05•17e10 0 77 1 2 1 4 0 1 2 12 175 6 2$1 ].7:10-17:15 3 98 3 5 Z 2 1 0 4 3 150 8 279 17:15-17:20 1 65 � 4 4 5 1 0 6 10 177 8 281 17:Z0-17:25 1 90 1 3 2 2 1. 1 9 la 159 10 289 17sZ5-17:30 1 79 0 3 1 6 0 0 2 5 173 10 281 �7:30-17t35 2 91 1 2 2 2 1 0 4 1? 155 $ a85 17:35-17s40 3 8E 0 0 1 8 0 � 3 10 177 4 292 17:40-17t45 a 123 3 1 3 4 1 1 5 8 126 7 284 17:45-17:50 0 58 3 7 2 3 � 2 5 12 162 4 Z59 17%55-1Bt00 1 96 1 1 Z 4 0 1 5 7 132 13 263 Tot31 $uz'Y@y 29 2026 44 60 31 95 22 12 104 212 3460 152 6247 .71 87 .5 .63 .69 .7Z .65 .63 .67 .81 92 .75 .961 ��,jC}ts 0 3.3 0 Q 0 0 0 0 1 0 1.3 i.3 1.8 S t Q�p ed BuseB Q B 0 0 � 0 0 9 0 0 1 0 Peci�- Hourly 'I'otals 16:00-17:00 9 1.023 25 Z6 7 47 13 6 50 97 1579 63 2944 16:15-1?:15 13 1004 23 31 12 47 13 6 45 10� 1656 6b 3030 16:30-17:3� 14 993 19 37 19 45 13 6 50 106 1774 78 3154 17:00-16:00 �D 1003 19 34 24 48 19 6 54 i15 1882 89 3303 4-1 5-i ti�.�-'� 7:06�`.�•1 FrtG'1 W�-1`•�H_CJ. i Gr'cr:AT i:.iNS oei I 7�8.: P. t r-- .. . ..... . . ,�r.....;- : •.c--.----- - �. . . .,... . . . --- : : , � - t _ . :�;� ; � a� T5 ��' 10�Ac�1d�r�ts 0�I{��21�� - 1213 T U97 ' �� � � � �, ' I '� ; . � 1 � � i � � � I�_..._.._._.__...��� `�`-�,_.....,_____._.---.�_� �-+� �112^/1933 :1� , � �° - �2126l1� :18 � � ._ �+I-- s .+� 0�11?J199� 12 �2113;1996 :18 �81�/1996 17 } 02/18J19� 5 �; �asa�� :lo �, ` � 0 —�—s 09J01/1 pp7 :18 --�yr `____.a :t9 !r._...��._ _..—, _ � � _. � _ k I �_____ __ _._� -- - g nce — _.__ y _ ___ �C_ 765)-1'1�'a'cciden wi msu aen a a o�dispia�__ _ j ,� Strai.ght r� Parked ;�C Pedestrian Fixeci obj ects: � Sto�ped a�... 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GZ. �r o �' V1�1 , a cv o� � o ns PRELIMINARY STORM CALCULATIONS FOR DETENTI�N AND WATER QUALITY for KNOWLEDGE BEGINNINGS 130th & Scholl's Ferry � Tigard, Oregon Prepared by: Warner Engineering 5122 Olympic Drive NW Suite B204 Gig Harbor,WA 98335 (253) 858-8577 �L� B�C,II�iINGS DiAyCARL Q�TiR. Q7p ],� 9� Corner of Scholls Ferry & 130th 1�II,p-}c 1S133AC, 8000 BIOSYVALE Worksheet#or Trapezofdal Channel Projact Desc�iption Project File d:1047c1002j1stortnlproject1.fm2 Worksheet BIOSWALE Flow Element Trapezoidal Channel Methad Manning's Formula Sohre For Botiom Width Input Data � Manrtings Coetficient OA30 Channet Siope 0.010000 it/ft Depth 0.33 ft LeR Side 51ope 2.00 H:V Right Side Slape 2.00 H:V Disct�arge 0.49 ft�/s Results Bottom Width 0.29 ft t�— (3� 2 r �:n W a��1^, Fiaw Area 0.31 ft� Wetted Perimeter 1.77 ft Top YIl�dth 1.61 R c� o�m ozs rt � Critica[Stope 0.0271fi6 fUft Velocity 1.56 ftts Velocity Head 0.04 fi Specific Energy 0.37 ft Froude Number 0.63 Flow is subcr�tical. Apr 74, 7999 YOtu CoMpicly Fl0�NM8StCf V4.1 08:30:32 Haeatad Msthoda.Ina 3T 9�ookside Road V14�bury.CT 08708 (203)755-1968 Peqe S of 1 ZO'd Sb:8 66. bi �� 6zS8-8S8-�SL:xp� 6u��aaut6u3 .,au.� 4/14/99 8:36:20 am Warner Engineering page 1 KNOWLEDGE BEGINNINGS, TIGARD PRELIMINARY DETENTION CALCS . . ��� �_�� �i�.T�����a�s �i�l��� �Smli!li��Q. BASIN SIIMMARY SASIN ID: 025dev NAME: SBTJH METHODOLOGY TOTAL AREA. . . . . . . : 1.25 Acres BASEFI,OWS: 0.00 cfs RAINFALL TYPE. . . . : TYPEIA PERV IMP PRECIPITATION. . . . : 3.90 inches AREA. . : 0.55 Acres 0.70 Acres TIME INTERVAL. . . . : . 10.0� min CN. . . . : 85.00 98.00 TC. . . . : 10.00 min 5.00 min ASSTRACTION COEFF: fl.2Q TcReach - Sheet L: 300.Q0 ns:0.2400 p2yr: 2.50 s:0.0370 PEAR RATE: 0.85 cPs VOL: 0.32 Ac-tt TIME: 480 min BASIN ID: 025ex NAME: SHiJH METHODOLOGY TOTAL AREA. . . . . . . : 1.25 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE. . . . : TYPElA PERV IMP PRECIPITATION. . . . : 3.90 inches AREA. . : 1.25 Acres O.00 Acres TIME IAITERVAL. . . . : 10.04 min CN. . . . : 85.00 0.00 TC. . . . : 30.40 min O.UO mih ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 3�0.00 ns:0.2400 p2yr: 2.50 s:0.0370 PEAR RATE: 0.48 cfs VOL: 0.25 Ac-ft TIME: 490 min BASIN ID: 02dev NAME: SBUH METHODOLOGY 'i'�TAL AREA. . . . . . . : 1.25 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE. . . . : TYPElA PERV IMP PRECIPITATION. . . . : 2.50 inches AREA. . : 0.55 Acres 0.70 Acres TZME ZNTERVAL. . . . : 10.00 min CN. . . . : 85.00 98.00 TC. . . . : 10.00 min 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300.00 ns:0.2400 p2yr: 2.50 s:0.Q370 PEAK RATE: 0.49 cfs VOL: 0.19 Ac-ft TIME: 48d min BASTN ID: 02ex NAME: SBUH METHODULOGY TOTAL AREA. . . . . . . : 1.25 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE. . . . : TYPElA PERD IMP PRECIPITATION. . . . : 2.50 inches AREA. . : 1.25 Acres 0.00 Acres TIME INTERVAL. . . . : 10.00 min CN. . . . : 85.00 0.00 TC. . . . : 30.40 min 0.�0 min ABSTRACTIaN COEFF: 0.20 . TcReach - Sheet L: 300.00 ns:0.2400 p2yr: 2.50 s:0.0370 PEAIi RATE: 0.22 cfs V�L: 0.12 Ac-ft TIME: 490 min �0'd Sb�8 66. bi ��i 6LS8-8S8-�SZ�Xp� 6u��aaut 6u3 �au..ie�q . . , . .. :..:.-. . z , :-:: . ...: . . . _ . . . . • _ .. ._... _. _. . 4/14/99 8:36:20 am Warner Engineering page 2 RN�WLEDGE BEGINNINGS, TIGARD PRELIMINARY DETENTION CALCS __- _ �_ 4/14/99 8:36:23 am Warner Engineering page 3 KNOWLEDGE BEGINNING5, TIGARD PRELIMINARY DETENTI.ON CALCS . � =saxa�---a��-- LEVEL PO�L TABLE SUI�II�IARY MIITCN INFLOW -SiO- -DIS- <-pf/1K-> pU'fFLOW STORAGE �-----•--DESCRIPT[011---•-----> tefs) Ccfs) --id- --id- <-5TA6E> id (cfs) VOl (N) � ��OSitss��•'�---t�����CO3cca� � �3�aaa�a�»����••:a 2 Y'�r •...•••.•............... 0.22 Q.49 pipe 0-1 102.02 1 0.22 TIS.TO cf a yesr ...................... 0.48 0.85 pipe 0-1 103.7T 2 0.48 1606.02 cf SO'd 9b:8 66. Gi ��J 6ZS8-8;8-�SZ:�� 6ut�aaut6u3 �au.lem BEFORE THE CITY OF TIGA.RD APPLICANT: ) AMENDED CONDITIONAL USE ) APPLICATION ) KNOWLEDGE BEGINNINGS AULSEY DEVELOPMENT COMPANY LLC ) DAYCARE FACILITY A.PPLICANT: Hulsey Development Company LLC. PROPERTY OWNER: Hulsey Development Company LLC P. 0. Box 8600 Bend, OR 97708 18.330.030 - Approval Standards and Conditions of Approval A. Approval Standards 1. The site size and dimensions provide adequcrte area for the needs of the proposed use. The size of this site is adequate based on the fact that we exceed required pazki.ng requirements, exceed required landscaping requirement(2 %z times), exceed the required playground area, and have adequate storm water detention on the site. 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography, and natural features. The site accommodates the proposed use; all required improvements fit the size of the site,the shape of the site lends itself to the relationships of the building to the � playground and allows convenient maneuvering clearances in the pazking area,we have sufficient area to manage topography on site,and there aze no substantial Page 1 of 3 . . - ti ,_ _ : . r�+-e'H-.+.w•� w- ro -e. . _� _..._._'__ _ . . r,.++�.w�N.-�+�y��^,��, ��+-G�'.;t:- # ���. .». �f�^�9"t�`5��:��� ... ¢ �� _ j:_ :���������C1: � OF�TI�A�D � }���,�� �� �:�Y�" �,� � w. _�y(- �f4,:�C�� �.fYaS^+'3�-R^^� G_ ��!+� S,S.� �w�����w+�+y`'+�'r�}��wi;�. ���i�,�wiSiwi.SB�`�T�^���. }�"' s� ���. ;RE� PPLICATIOH�C.�H�ER� CE�HO�TES���� ��i ., .� � t ..E. aC��ul0.alcaon�t�' ���[P�Appilcati n�1 eti�tes are- a d,�o�.Sbc;[fil Moo�sJ.�{����"µ�����"��. ,_r,.._..�.y=G�c*. ,�. 9 NON-RESIDEIrTtAI. PRE-APP.MTG.OATE: t� �� g STAFF AT PRE-APP.: V�/t��� Q� I/� / � [r�� � Y{�Q(.(� a�2 /S Q I'7'�vQ I APPLICANT: ae- � s AGENT: H u l s b�s..���p�.,ea �c. Phone:[ l C 5�f/ ��SS- �'2�S Phoae: [ l PROPERTY LOCA110N: t 3 2 so =��o� o�- ��.J S�Lt o i 15 ��r y `�'oaG� ADDRESSl6EN.LOCATION: �o►�� i s s u T-� � �/G ( TAI(MAP[Sl/LOT#[Sl: 5 � Q L-a �QOd 't�e �o QQSv`— �`zt P�v o�-7f'f��'S�K NECESSARYAPPLICATION[Sl: Lo oH �-�1� � • � -� ,� L H PROPOSAL DESCRIPTION: � i�d a �a CavE �QC� I COMPREAEHSiYE PlAN �� MAP DESIGNATION: �/Vl��uun - 1-�� � �e�s%. �esr�eH ZONIN6 MAP DESI6NATION: �-Z s ��� y1��f �� I C1T.AREA: W�s� FACtIITATOR: � PHONE [5031 IONING DIS7RICT DIMEHS10NA1 REQUIREMENTS MINIMUM LOT SIZE: �,`���sq. ft. Average lot width:�ft. Maximum building height: y5 fit. SeWacicfi Front 20 ft. Side /d ft. Rear "2 0 ft. Comer�d ft. from street. MAXIMUM SITE COVERAGE: L�� % Minimum landscaped or natural vegetation area: �D %. [Refer to Code Section 18. s _b l � ADDITIONAL LOT DIMEHSIONAI REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition proce Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15- foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2� TIMES THE AVERAGE WIDTH, unless the parcel is less than 1�times the minimum lot size of the applicable zoning district. (Refer to Code Sectlon 18.164.060-lots] CtTV Of T16Ati� Pr�AppOcatlon CoNeroaca Motas • Pa�e 10(10 NalH.sl�,�t3a1 NWestln/Ma■.I■��INsI..s.ene■ . , _ � ' , . t � , '-.i SPECIAL SETBACKS / ➢ STREETS: �� feet from the centerline of S (.(� �SG�to ➢ ESTABLISHED AREAS: st%a feet from ��Q � ➢ LOWER INTENSITY ZONES: feet, along the site's �iL a boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. t2�� �tefer to Cade Sectlon and 18.961 SPECIAL B8ILDIN6 HEI6HT PR S10NS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet pro ' d that: ➢ A maximum building f or area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building set acics will be at least half (44) of the building's height; and ➢ The structure will not ab a residential zoned district. Qiefer to Cade Sectlon 18. 8.0201 PARKIN6 AND ACCESS REQUIRED parking for this type of use: Z �a Pa�fcing SHOWN on preliminary plan(s): �15 � o� c[QS�sroo�,,�s,� uo �l�etvH SECONDARY USE RE UIRED parlcing: Paricing SH�WN on prelimi ry plan(s): 50� NO MORE THAN �} 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, 8 inches x 18 feet. ➢ Compact parking space dimensions: 8 feet x 15 feet. � Note: Parking space width includes the width of a stripe that separates the parki�g space from an adjoining space. Note: A maximum of three(3)feet of the vehicle overhang area in f�ont of a wheel stop or curb can be included as part of required paridng space depth. This area cannot be inciuded as landscaping for meeting the minimum percentage requirements. [Refer to Code Secdon 18.106.020) 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 staJt dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped paricing space symbol shall be painted on the paricing space surface and an appropriate sign shall be posted. ➢ BICYCLE RACKS ARE RE(]UIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space.for every fifteen (15) required vehicular pa�icing spaces. � Minimum number of accesses: (�� �- Minimum access width: �. Minimum pavement width: 2.y' Alf driveways and pa�king areas, excep for some fleet storage parking areas, must be paved. Drive-in use queuing areas: [Refer ta Code Sectlon 18.106 and 18. 08l C(iY OF T16A80 he-Appilcatlea Co eroace otes PaOe 2 of 10 M1113ts1���t1a1 pWesWUT1a��IH/M�I��S�etl�� � � WAL!(WAY REQUIREMEHTS � WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM TH ;� GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and � industria! uses, to the streets which provide the required access and egress. Walkways shall provide .. convenient connections between buildings in multi-bui(ding commercial, institutional, and industrial � complexes. Unless impractical, walkways sh Id be co structed betweena,�ew evelo ment and ; neighboring developments. ��'�'� � �� �3�``t �`'���`� [Refer to Code Sectloa 18.108.0501 � �,va(�u,�y �a s� �� ��s �v LOADIN6 AREA RE UIREMENTS °a r s Q(S ,�u �,�- � Q Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 QUARE FEET shall provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Sectlon 18.106.070-0901 CLEAR VISION ABEA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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 class'rfication. [Reter to Cade Sec�on 18.102] UFFEiiINC AND SCR In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOI 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 o� be occupied by vegetation, fences, � utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.1001 The REQUIRED BUFFER WIDTHS which are applicable to vour proposal area are as follows: reet along north boundary. feet along east boundary. Se� eu o eet along south bou dary. S ee L•�� 8 feet alonp west bour�da�I �,- �/�.S �'}e cU¢e-1 af/�j )o�'a oiw. res �.-e.f uu eF �ou(�'c—, .�Cd DDITI N, SIC�I�T OBS�URIN�SCR�NING IS R�Q ED ALONG: s�gg��°��O '�e s°�. LANDSCAPIN STREET TREES ARE REC�UIRED FOR ALL DEVELOPMENTS FRONTING �N 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 infoRnation on regulations affecting street trees may be obtained from the Planning Division. A M(NIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PIANTED in and around all paricing 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. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.1081 Ct1Y OfT16A80 Fre-AopOcatlea Cooferoace Notes pSOe 3�[1� MtM-t�tl�Mla1�ttpeatlaa/Maul���INsI��S�eU�a SIGNS 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 'rf the sign proposal is reviewed as part of a development review application. Altematively, a Sign Code Exception application may be filed for review before the Hearings Officer. [Refer to Code Secdon 18.114] SENSITiVE LAHDS The Code provides REGU IONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE T AREAS WITHIN THE 1Q0-YEAR FLOODP�AIN, NATURAL DRAINAGEWAYS, WET ND AREAS, ON SL�PES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. St will attempt to preliminary identify sensitive lands areas at the pre- application conference based available information. HOWEVER, the responsibil'►tv to preciselv ident' sensitive lands areas a d their boundaries is the res onsibili of the a licant. Areas meetin the definitions of sens' ive lands must be cieari indicated on lans submitted with the development application. Chapter 18.84 also provides r ulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELO ENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Sectlon 18.841 STEEP SLOPES When STEEP SLOPES exist, pri r to issuance of a �nal order, a geotechnical report must be submitted which addresses the pproval standards of the Tigard Community Development Code Section 18.84.040.6. The repo shall be based upon field exploration and investigation and shail include specific recommendat s for achieving the requirements of 18.84.040.6.2 and 18.84.040.B.3. UNIFlED SEWERA6E AGENCY NSAI BUFffR STAHOAR S,R�0 96-A4 LAND DEVELOPMENT ADJACENT SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wid enough to protect the water quality functioning of the sensitive area. Desiqn Criteria: The VEGETATED CORRIDOR SHALL BE MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitiv area, except where approval has been granted by the Agency or City to reduce the width of a porti n of the corridor. If approval is granted by the Agency or City to reduce the wicith of a portion of the v etated comdor, then the surface water in this area shall be directed to an area of the vegetated coRi r that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, exce as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor withi the development or project site can be less than 25 feet in width. In any case, the average width of e vegetated corridor shall be a minimum of 25 feet. Restrictions in the Veqetate Corridor. I NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activ�es sf►all be permitted which othervvise detract from the water quality protection provided by the veget ted corridor, except as allowed below: ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EX EDING 8 FEET IN WIDTH. If the walkway o� bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or g�avel walkway or bike path may not be nstructed closer than 10 feet from the boundary of the sensitive area, unless approved by Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance o existing vegetation; and CfiY OFTI6ARD Pre-Appl(catlon CaMeroaca Rotes Paqe 4 oi1/ NOM-��sltl�otl�l p�qestl�U►lautl�9 OMsI��S�etln . , . . � 7 ➢ WATER QUALITY FACIL IES may encroach into the vegetated corridor a maximum of 10 feet ` with the approval of the Ag ncy or City. `t Location of Ve etated Corrido . IN ANY RESIDENTIAL DEU LOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, su as a subdivision, the vegetated co�ridor shall be contained in a separate , tract, and shall not be a rt of any parcel to be used for the construction of a dwelling unit. [Reter to R a 0 96 NSQ Reguladons-Chapter 3,�esigo for SWMI ' WATER RESOURCES OVERLAY DISTRI The WATER RESOURCES R) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is int nded to resolve conflicts between development and conservation of significant wetlands, strea and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specificall , this chapter allows reasonable economic use of property while establishing clear and object' e standards to: protect significant wetlands and streams; limit development in designated ri arian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve nat�e plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; an conserve scenic, recreational and educational values of water resource areas. Safe Harbor. The WR OVERLAY DISTRICT ALS� EETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbo�' provisions of the Goal 5 administrative n.de (OAR 660, Division 23). These provisions equire that °sign'rficanY' wetlands and riparian coRidors be mapped and protected. The Tualatin 'ver, which is also a �fish-bearing stream," has an average annual flow of more than 1000 cfs. Maior Streams: Streams which are mapped as "FISH-B RING STREAMS" by the Oregon Department of Forestry and have an average annual flow less t an 1000 cubic feet per second (cfs). . ➢ Major streams in Tigard include FA O CREEK, ASH CREEK {EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CRE KS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING ST EAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summ r Creek, Derry Dell Creek, Red Rock Creek, North Fo�1c of Ash Creek and certain sho�t tributaries of he Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY ROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER T�P-OF-BANKS, OR THE GE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same a the "riparian corridor bounda�' in OAR 660-23- 090(1)(d). 9 The standard TUALATIN RIVER RIPARIAtV SETBACK IS 75 FEET, unless modified in accordance with this chapter. � ➢ The MAJOR STREAMS RIPARIAN SETBAC lS 50 FEET, unless mod'rfied in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREA S (including adjacent wetfands) have no riparian setback; however, a 25-foot `�vater quality� uffe�' is required under Unified Sewerage Agency (USA) standards adopted and administere y the City of Tigard. [Refer to Code Sectlon 18.85.0101 em oPnsARD Pre-AOaacatloa coaferoace Motes Page 5 a 1� MOM�i�sl�utl�l��Ucttl�a/Ma�NN�Msl��S�Wn J �� Ripar�an Seffiacic Reduc�ons The DIRECTOR MAY APPRO E A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPA IAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfa es otherwise prohibited by this chapter, provided that equal or better protection for identified major tream resources is ensured through streambank restoration and/or enhancement of riparian vegeta ' n in preserved portions of the riparian setback area. Eli ibil' for Ri arian Setback in Dis urbed Areas. TO BE ELIGIBLE FOR A RIPARIA SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substan ally disturbed at the time this regulation was adopted. This determination must be based o the Vegetation Study required by Section 18.85.050.0 that demonstrates ail of the following: ➢ Native plant species currently ver less than 80%of the on-site riparian corridor area; ➢ The tree canopy currently covers ess than 50% of the on-site riparian corridor and healthy trees have not been removed from e on-site riparian setback area for the last five years; ➢ That vegetation was not removed ontrary to the provisions of Section 18.85.050 regulating removal of native plant species; ➢- That there will be no infringement into th 100-year floodplain; and ➢ The average slope of the riparian area is n greater than 20°/a. �tefer to Cade Sectlon 18.85.1001 EF REMOVAL PiAN REQllIREM A TREE PAN 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, major partition, site development review, planned development or conditional use is filed. Protection is prefeRed over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ ldentification of the location, size and species of all existing trees including trees designated ''+, as significant by the City; �� ➢ Ident'rfication of a program to save existing trees or mitigate tree remova! over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according '; to the following standards: � Retainage of less than 25% of existing trees over 12 inches in caliper requires a �f mitigation program according to Section 18.150.070.D. of no net loss of trees; 1 1 b 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 18.150.070.D; � � Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50°/a of the trees to be removed be mitigated according to Section 18.150.070.D; b 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 constn�ction. 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 replace according to Section 18.150.070.D. [Reter to Cnde Sectlon 18.150.0251 fTY 8FT16A8D Pre-Appncatloa CaNeroaca Metes pa�e 6 ot1� NOM-���atlal Y�Uesri�a/Flaula�OM���S�cth� MmcanoN REPLACEMENT OF A TREE shail take place according to the foliowing 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 damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following foRnula: ➢ 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. i � �ts �Qe�Q4 �'' `j''''e'� Code Sectlon 18J50.070 tDl � �"'e������°��Q� �K �o�s s 4ad NARRAflVE � The APPLICANT SHALL SUBMIT A NARFtATIVE 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. r . �iefer ta Code Sec�on 18.321 ���� � ���J�►� ���evs �`�� ap t I� ,/ S IP2S���.(� r���a vie�' LodQ � �PY CDOE SECi10NS—`��;2 -- �� �,�3 � � • _ 18.80 �`� _ 18.92 ��.102 vr�.., t/ 18.116�� � 18.150 �i�4 'P° �'.� _ 18.84 y�o _ 18.96 ✓� �1 '.'106 �a-�� _ 8.120 � 18.160/�Y•42a \ _ 18.85 ,a?.q°• _�.98 S _�/1�'�g ,f«ess �8.130 �k P ✓1�-.162' ��-�- "` � _ 18.88 b v 18.100 �'�"� _✓18.114 S�a*' _ 18.134 _✓18.164 s��� , 13uF�o� �S�•�`s° t�b .�to u,�l/ IMPACT STUDY � 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 senrices. 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 pubfic 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 pub(ic at large, public facilities systems, and affected private property users. In situations where t}�e 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. � � [Refer to Code Chapter 18.32,Sec�ion.0501 � �--- _ _ _ - � -- -------------- ---...__._- -- --- eITY oFn6ARn rre-App�catloo coNeroaca Notes Pspe7 or11 NaIH.sN.�tla!A��Qeu1HlTia�■I■�oM:l..s.ene. � _ �� � WHEN A CONDITION OF APPROVAL REQUIRES 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 p�oposed development will have on the public. [Refer to Code Chapter 18.32,Sectlon.2501 NEIGHBORHOOD MEFTING 5ov THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN � FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout conceming site posting and the meeting notice. Meetinq is to be held prior to submittina vour apqlication or the application wifl not be accepted. [Reter to tl�e Neigh6orhood Meetlag Naadoatl SUBOMSION PtAT NAME RESE ATION PRIOR TO SUBMI ING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are re uir to complete and file a subdivision plat naming request with the Washington County Surveyo►'s Offi in order to obtain approvaUreservation for any subdivision name. Applications will not be ccepted as compfete until the City receives the faxed confirmation of approval from the County o he Subdivision Name Reservation. iCoumy Surveyors Offic�03-648-88841 BUIiDIN6 PERMITS --- -- - T�—--- PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FO REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final i�spection 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 recomme�ded 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 underfying parcel for that structure will be eliminated when the new plat is recorded, the Citv's policv is to applv those svstem development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE T1ME IN WHICH THE DEMOL1T10N PERMIT IS OBTAINED.) � RECYC�NG Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Sec�on 18.1161 CtiY Of T16AR0 Pre-AAp�catloa Cortteronca Motes Paqe i d 10 M��.�e•■n.i�raaa,.�tao.i■o onn:�oo s•cn.. ADDIT10HA1 COHCERNS OR COMMEHTS: � d PROCEDUBE �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 SU6MITTAL 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 Planninq Division acceptance may be return�.__Applications will NOT be accepted after 3:OU P.M. on Fridays or 4:30 on other week davs• - - Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One �1), 8�" x 11" map of a proposed proiect should be submitted fo� attachment to the staff report or administrative decision. Application with unfolded maps shalt not be accepted. The Planning Division and Engineering Division wiil perfoRn a preliminary review of the appiication and will determine whether an application is complete within 30 days of the counter submittal. Staff will not'rfy the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Pfanning 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 10-20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard � C��, �ou��t� . A basic flow chart which iilustrates the review process is available fro�Planning Division upon request. 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. CIiY Of ii6ARD Pte-A�Dqcatloa CoMaronca Notes Paoa 9 et1� NOIN�s11�W�1 piqatl�UPlasaloo OMslot S�etl�� PLEASE NOTE: The conference and notes caanot cover all Code requirements aad asqects of good site planning thai should appty to the deuelopmertt of your slta plan. Failure ot the ataff to provide iatormatlon required dy tfie Code shail not cous�tute a waiver of tl�e applica6le staadards or reva�rements. ft is recommeoded that a prospective appltcant�itl�er o6taia aad read me CammunitY Development Code or ask anY questlons ot Ciql sta�relathre to Code requiremeats prior to wbmitting an aaaiicatlon. . :� AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WIL� BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6} MONTHS FOILOWING TH1S CONFERENCE (unless deemed as unnecessary by the Pianning Division). PREPARED BY: G���'.•�r,� CtTY OF n6ARD PLANNIN6 DMStBM - STAF�PERSON NOLDIM6 PRE-APP.MEEiiN6 PHONE [5031639�171 FAK [503]684-7297 E'��: (staff's first ��@cUigard.or.ns kuwavam�.asc.a�.rarw�t �da��!S�ts�uaVn��teaql ��k 26-ItaHi CRY OFTi6A80 rre-AppQcatlaa Coc�aroace Notes P�oe 1�ot11 NOIH�tUatl�l�/ltutl�t/Tliniq IMtI��S�etls� �nuu Q � 1 �s ,f� , N 5500 �200 "� � 3S3 352 � � 63�c � . ; ' . ' Q � '� '1-1 -� �° N 6 ��\� � �:• J ��9� 20 .� X' 342 ° � 351 � }ar .;J �.s +s5oo _ R �� ° ��• p �• r:.a� w�� t. �O (l� +ur , - �o.n Z r � 3200 + � . � p, :! � W wo' " 3pp : .1 � 2000. g � 362 w• �j:S.w. �. � 66pp '°s` G. 5600 - 3 03 .. �/� 350 �A 'v �x j . . eaoo xi : �, PL�E �. � �� b'4 �.4 v ui � 6700 �' P �• 3700 �'� �0 °' 0 31 r-. 0 29 1 ioo' �400 al • 1900 �i, i,� . ..1���/ - q,, 6900 6800 2 �i? • N 32 �.w ! 5700 34'� ai, „ � �p.s :�„e� '6 �,,, x s p ,� � ;� \ ,��'F K o 22 = Y �� 3 1600 1700 IB00 349 3� a••.•'� '� m.� x � 34 r) J ��l :6300 R.il; t I500 • 3600 : r�r r�' na � � 28 . � �7 z�� J4! � � �' Y� •r.n n�.�� � � L �5 346 347 � ��� i � •t� M 7100 7200 a�.or �r 5800 h N• i � '' � , + 6zoo „ D ; a • �r� �;.:.:.� �' ;.rr � 36 � 37 � 7300 ; (") 7 23 �v� ,,�w .., � ° . � p� fTl i 3300 � � .�►" ��,1 i t� _ SEE MAP �a ���� ie�i 3B {� �e �Olr� r�.cr v � �,�!�vr . N"":� a�o�`�4t' . � W IS I 3380 �o w `N°p 7000 � '�to �1�s + �4�6100� �*� 5900 �ucr�Y�, � j` . ... "M P.5�p_� . ` �'" o' �'J 35 24 •�' :��'.. `c „s !o��.�:•� G�.�7400 Z6 K 25 .Y � ....� x 39 •' N� � SEE MAP � g .�� .• , .. 1F M1T P.� ,p , �� ,s y �':�N...... IS 1 33AD °, r`Sw CQVG �' �•. N "s � " : �I L � w.w �500 _��� '6 �11 `o sr TB00��. 7�7� 7609 �p 'ys� ! � b �,;i• i � � 43 =j 41 �N s+' i ��• ♦ n� / aa.�p 42 i��� '� N rd°°�e� J+ . I 8 �i F N� �� �q,r�i r ks ";,� 7900 a��F, % �•• C, •: =i� �« aa � ,•s� � _.SGHp��. ' t�l• �� � `y O � `� � t � . � � �n 8 � v � ''� � ' _ I o i" ; + L ' ��0. \ �'� r . i � �'F ~• / ��, ` r �y�!� 'o,8000 • \ �i�.se�c. ���:z ±, St.'. / . 5 1 85 FOq A49ESSMENT puRPOSES ONLY, : � o _ . �! � FOR ANY OTHEROUSE ti . SEE MAP b $ IS I 33CA + (G4.2l,xl�1 ; •.re.� :n�� �� �0 ■�r�.'n'a �rr� uw.ru a�z , •ra+ O $.W. � u�w��� �ir m.�a �aN � f� � MAWIC�S BEARD q����� , � _ ~'�1� -- -- _--��i.7�- w-ao����n�i ' �, � T� ��+F i— — — — -- s�e.�i — �� •���e�u c �..n.s � s[cnau aoa SEE MAP •4 IC 1 �iDA � � CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CRY OF T10qRD The items on the checklist belvw are required for the succesful completion of aPP�ication submission requirements. This checklist identifies what 1s requir d�to be submitted with your application. This sheet MUST be returned and submitted ' with al( other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Pfanning Division at (503) 639-4171. Staff: (Q� l� � Date: (! /7 g , APPLIG�TION & RELATED DOCUMENT(S) SUBMIT7'AL REQUIREMENTS INCLUDE./MARKED ITEMS A) Appiication form (1 copy) � B) Owner's signaturelwritten authorization �/ C7 Title transfer instrumendor grant deed � D) Applicant's statement � Filing Fee Na. of Copies 2Q $ � SITE-SPECIFIC��IAP($)/PI�N(S? SUBMITTAL REQUIRfMENTS INCLUOE �MqRKED ITEMS A) Site Informatio� shawin : �� No. of Copies 1. Vici�ity map � 2. Site size & dimensions �� 3. Contour lines (2 ft at 0-10% or S ft for grades > 10%) �� 4. Drainage patterns, courses, and ponds �� S. Locations of natural hazard areas including: (a) Floodplain areas � (b) Slopes in excess of 25% � {c) Unstable ground ° (d) Areas with high seasonal water table � (e) Areas with severe soil erosion potential � (� Areas having severely weak foundation soils � b. Location of �esource areas as shown on the Comprehensive � +Vtap Inventory including: (a) Wildlife habitats ° (6) Wetlands ° . 7. Other site features: ° (a) Rock outcroppings (b) Trees with 6" + caliper measured 4 feet from ground level o 8. Location of existing structures and their uses 9. Location and d type of on and off-site noise sources o 10. Location of existing utilities and easements �� 1 1. Location of existing dedicated right-of-ways Q� L,�VO USc�aPP�IC�TION/�IST P�Gc 1 Of i 6) Site Develaament Plan Indicating: No, of Copies � i. The prvposed site and su�rounding properties �� 2. Contou� line intervals ' � 3. The location, dimensions and names of all: (a) Existing & platted st�eets & other public ways and � easements o� the site and on adjoining p�operties �/ (b) Proposed str�ets o� other public ways & easements on the site (c) Alternative routes of dead end o� p�oposed streets � that require future extension 4. The location and dimension of: ° (a) Entrances and exits on the site �� � (b) Parking and circulation areas � (c) Loading and services area � :� (d) Pedestrian and bicycle circulation �� � (e) Outdoor common areas �� � - (� Above ground utilities �� 5. The (ocation, dimensions & setbadc disiances of all: (a) Existing permanent strudures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site � (b) Proposed structures, improvements, utilities and easements on the site � 6. Storm drainage facilities and analysis of downstream conditions � 7. Sanitary sewer facilities � 8. The location a�eas to be landscaped �� 9. The Iocation and type of outdoo� lighting considering crime prevention techniques � 10. The locatio� of mailboxes �� 11. The location of all structures and their orientation � 12. Existing or proposed sewer reimbursement agreements � C) G�ading Plan Indicati,n�,: No. of Copies � The site development plan shafl include a �rading p(an at the same scale as the site analysis drawi�gs and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines �� (b) Slope ratios �/ (c) Soil stabilization proposal(s) � (d) Approximate time of year for the proposed site development � 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotec�nical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals ❑ (c) That all problems will be mitigated and how they will be mitigated ❑ UfvO 115E,aPPL1U710N/LIST PnCE 2 pF 5 � ' D) Architectural Draw gs (ndicating: No, of Copies �� - The site development plan proposal shall include: ' : 1. Floor plans indicating the square footage of all structures �� p�oposed for use on-site 2. Typical elevation drawings of each siructure �' E) Landscane Plan Indicating: � No. of Copies � The landscape plan shall be drawn at the same scale of the site � analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable �}� 2. Location and height of fences, buffers and screenings � 3. Location of terraces, decks, shelters, piay areas, and common open spaces a 4. Location, type, size and species of existing and proposed plant materia(s � S. Landscape narrative which also add�esses: (a) Soi( conditions (b) Erosion control measures that will be used � a � Si�n DrawinES: Sign drawings shall be submitted in accordance with Chapter i 8.114 � of the Code as part of the Site Development Review or prior to obtaining a Building Permit to co�struct a sign. G) Traffic Generation Estimate: ❑ Z � H} Prelimina Partition o line Ad'ustment Ma Indicatin : No. of Copies � - wner of the subject parcel �� 2. The owner's autho�ized agent o-� 3. The map sca(e (20,50,1 QO or 200 feet—1) inch north arrow and date � 4. Description of parcel location and boundaries o� S. Location, width and names of streets, easements and other public ways within and adjacent to the parcel � � b. Location of a(I permanent buildings on and wirhin 25 feet of all property lines � 7. Location and width of all water courses 8. Location of any trees within 6" o� greater caliper at 4 feet above � ground level 9. All slopes greater than 25qo � � 10. Location of existing utilities and utility easements �� 11. For major land partition which creates a public street: (a) The proposed right-of-way location and width q�/ (b) A scaled cross-section of the p�oposed street plus any reserve strip t� 12. Any applicable deed �estrictions �� 13. Evidence that land partition will �ot prec{ude efficient future (and division where applicable � UNO US�.1P?LIGTION I LIST P�GE 3 OF 5 � � 1) Subdivision Preiim�. � P1at and Oata Indicati� : No. of Copies 1. Scale equaling 30,50,100 0� 00 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the bdivision ' ❑ 3. Vicinity map showing pro erty's relationship to arterial and col(ector streets o 4. Names, addresses and tel phone numbers of the owner, developer, engineer, surveyer and de ' ner (as applicable) ❑ S. Date of application � 6. Boundary lines of trad to be s bdivided ❑ 7. Names of adjacent subdivisio or names of recorded owners of adjoining parcels of un-subdi ded land ❑ 8. Contou� lines related to a Ci -established benchmark at 2-foot intervals for 0-10qo grades greater th 10qa o � 9. The purpose, location, type and size of all the following (within and. adjacent to the proposed su division): (a) Public and p�ivate righ -of-ways and easements a (b) Public and private sanit ry and storm sewer lines ❑ (c) Domestic water mains i cluding fire hydrants ❑ {d) Major power telephon transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (fl Deed reservations f r parks, open spaces, pathways and other land encumbranc ❑ 10. ,�pp�oximate plan and rofiles of proposed sanitary and storm sewers ' with grades and pipe si es indicaced on the plans ❑ 1 1. Plan of the proposed wat distribution system, showing pipe sizes and the location of valves and ire hydrants o 12. App�oximate centerline p files showing the finished grade of ail streets including street extensi s fo� a reasonable distance beyond the limits of the proposed subdivisi n ❑ 13. Scaled cross sections o proposed street right-of-way(s) ❑ . 14. The Iocation of all areas bject to inundatio� or storm water overfiow o 15. Location, width & direction f flow of all water courses & drainage-ways ❑ 16. The proposed lot configurati ns, approximate lot dimensions and lot numbers. Where lots are o be used for purposes other tha� residential, it shall be indicat d upon such Iots. ❑ 17. The location of all trees with diameter 6 inches or greater measured at 4 feet above ground level, and he location of proposed tree plantings ❑ 18. The existing uses of the p�ope i�ciuding the location of all strudures and the p�esent uses of the struct es, and a statement of which strudures are to remain after platting o 19. Supplemental information including; - (a) Proposed deed restrictions (if any) ❑ (b) Proof of p�operty ownership � ❑ (c) A proposed plan fo� provision o�f\subdivision improvements o 20. Existing natural features incfuding rock out�roppings, wetlands & marsh areas ❑ 21. If any of the foreooing information canric�t practicably be shown on the prelimi�ary plat, it shall be incorpo�ated 'nto a narrative and submitted with the application o l.�t�0 USE�PPLIGTION I U$7 PAGE i Of� ,- . , .- ` J) Soiar Access Caiculation • o IQ Other Information No. of Copies ❑ �'�� : pA��z�� � ba �. z� ��' lc.�g , � � �� � h:Upgin�paRylmaspersUtkl istmst � �tay 23.1995 l.�N�USE.�PPLIUTION I 115T PAGE i OF i :: ShARLEY DE�IELOPMEI�T C0. ;: �' Property Development and Management Larry Sharley, President 10720 S.W. Allen • Beaverton, OR 97005 • Tel/FAX (503) 641-7477 City of Tigard Planning Department RE: Pre application Conference Applicant: Larry Sharley I�ir�' � 'f' �� •nG - � ��- �r73 10720 S W Allen Beaverton, OR 97005 Proposal: 120 unit apartment house 130`" and Scholls Ferry Road Westerly portion 15133 AC—Tax lot 8000 Zone: R-25 Comprehensive plan map designation medium-high density - residential Current Owner—Barton Grabhorn PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q ��"��°��t s����c�m� �i �� � PUBLIC FACILITIES �. � 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. The�e will be no final recommendation to the decision making authority on behalf of the City staff until all concemed 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 st�eet 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: ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: � ( � �,�-`<<A'L- street improvements will be necessary along S�1 �fl� �� , to include: � �- As WAS►�, c�. Di�-Ts (� feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities [� � -foot concrete sidewalk [�street trees �treet signs, traffic control devices, streetlights and a finro-year streetlight fee. CRY OF T16ARU PrtApplicadon Come�ence Nates Page 10(6 Eo'1■e.rlq�•�ute..c a•en•. . �(.�f �,��.'Ci� street improvements will be necessary along �� (��` �. , to include: ❑ feet of pavement ❑ concretecurb ❑ stoRn sewers and other underground utilities [►�' f' -foot concrete sidewalk [a'street trees [�street signs, traffic control devices, streetlights and a two-year streetlight fee. � (� �� street improvements will be necessary along - 9�C�� , to include: ��l _feet of pavement �' � ��- �concrete curb [�storm sewers and other underground utilities � S -foot concrete sidewalk treet trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street siyns, traffic control devices, streetlights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are nat currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requi�es the property owner(s) to execute a non-remonstrance agreement which waives the property owners right to remonstrate against the formation of a Iocai improvement district. The following street improvements may be eligible for such an agreement: (1.) �2•) ( r,}�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 � CtTY Of TIGARD Pro�lppqcatloa Conferonce Notes Page 2 ot 6 En4lpuda/��putment Seeun • ' are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 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 ���+��1( , the applicant shall either place these utilitie underground, or pay the fee in-lieu described above. s S�-� �1 Sanitary Sewers: The nearest san�#ary sewer line to this property is a(n) g inch line which is located �nl f 30� . The proposed development must be connected to a public sanitary sewer. It is the developers responsibility to co►.�►s�-t � ���ac„s -cr �,� y�L Water Supalv: �}.,(,,�, M,,,,,y�� The C« � T�A2o - Phone:(503) C��- �,� 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 (Contact: Gene Birchill, (503) 526-2469) 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 drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. � ��SrC"� ��a,l lS (LS�,✓�Q�- Storm Water Qualitk The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R8�0 91-75) 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 CRY OF T16ARD Pre-AppllCetlOn COIIf��E11ce NOtES Psge 3 Of 6 Eil1■..A■/�qulm��c a•ctle■ . �newly created impervious surFaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will requir : (v�Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. / � i � � � Wl,�lSsl µ �1' c SD APA.��'ctaJ . � 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 inay be allowed to be defeRed until the issuance o.f an occupancy permit. DefeRal of the payment until occupancy is permissible o� when the TIF is greater than $5,000.00. �� � PERMITS Engineering Department Permits: � Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Depa�tment. There are two types of permits issued by Engineering, as follows: OStreet Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CIT110f T16ARD Pre-AppliCatlon ConfereoCe Not�s Pege 4 Of 6 Ei�l■.•d■��q�et�.�t t�ctl•. • In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted woric, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the woric is posted. NOTE: If an Engineering Permit Is required,the appllcant must obtaln that permit prlor to release of anY permits from the Butlding Diuislon. 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 concuRently 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 retumed by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and retum a mylar copy of the recorded plat to the City prior to issuance of this peRnit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY Of T16ARD Proalppticadon Comercnca Nates Paga 5 et 6 Ea�la��Ho�Oeputmeat Sectl�� •GRAD�NG 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 comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building. PREPARED BY: � ENGINEERING DEPAR ENT STAFF Phone: [5031639-4171 Fa�c: [5031684-7291 h�pattyknasterslpreapp.eng (Master secfion:preap�r.mst) o4-Marc:h-1999 CITY OF TIGARU PrC-AppliCedOn CoMerenCe NotCS Page 6 of 6 Eaglo��rloY Oep�rtmsat Seetlo� C- 1. .i ` �/ July 20, 1999 CITY OF TIGARD James T. Marquoit OREGON 520 SW Yamhill, Suite 430 Portland, OR 97204 Also via Fax: (503) 243-6307 RE: Knowledge Beginnings Day Care/CUP 1999-00002 & MLP 1999-00003 Dear Jim: This is to clarify in writing the wa the City reads Condition of Approval #17 of the above referenced Final Order �dated July 6, 1999). Condition #17 reads as follows: 17. Prior to a �nal building inspection for either parcel, the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this pro�ect, or they shall pay the fee �n-lieu of underground�ng. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option �s chosen, the amount for each parcel will be as follows: Parcel 1: $5,445 Parcel2: $28,958 Please note that the obligation is, only triggered when (i) a parcel develops adjacent to right-of-way that contains overhead utility lines, and (ii) the parcel proposes to get its power from those existing overhead lines. The intent of the City's policy is to tie this obligation to the development of each individual piece of property. Therefore, the fee for Parcel 1 will 6e assessed at the time of final building inspection of the day care facility and the fee for Parcel 2 will be assessed at a future time when the property is developed. I trust this information provides the clarification you require. With regard to the deleted Washington County conditions of approval for this project, I have confirmed that the Hearings Officer will reissue the decision today. Once we receive the amended Final Order, we will mail notice within 5 working days. With regard to your appeal of the original decision, you,indicated that you would withdraw the appeal sub�ect to the written confirmation provided in this letter. Please submit a letter withdrawing your appeal at your earliest convenience. Until we receive a letter of withdrawal, we must assume your appeal is still active and schedule a hearing. Please fax your letter to my attention at 684-7297. Si cerely, Mark J. Roberts Associate Planner c: CUP 1999-00002 Land Use File i:\curpin\mark\cup\cup99-02.condition letter.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 07/20/99 16:45 $503 F84 7297 CITY OF TIGARD f�001 �� �*�s�������ss����������ss�� ��� ACTIVITY REPORT s*� ���ss������*��������������* TRANSMISSION OK TX/RX N0. 7578 CONNECTION TEL 243 2035 243 6307 CONNECTION ID BERTONI & TODD START TIME 07/20 16:44 USAGE TIME 00'S4 PAGES 1 RESULT OK /�. + July 20, 1999 - cmr aF n�i�ta James T. Marquoit �REGaN 520 SW Yamhill, Suite 43Q Portland. QR 97204 Also via Fax: (503} 243-63Q7 RE: Knowledge Beginnings Qay Care/CUP �999-00002 & MLP 1999-00003 Dear Jim: This is ta cl�rify in writing the w� the City reads Condition of Approval #17 of the above referenced Final Order �dated July 6, 1999). Conditian #17 reads as follows: 17. Prior to � �rnal building inspection for�either parcel, the applicant shall either place the existing overhead utility �ines along SW Scho!!s Ferry Road underground.as a a�t of �his pro1ect, or fhey shall pay the fee in lieu of undergrounding. �e fee shall be calculated by�the frontage of the s�te that is paral/e! to the utility lines and will be $27_50 per lineal foot !f the f�e option is chosen, the amount for each par�el will be as follows: Parcel 1: $5,445 Parcel2: $2$,958 Please note that the o#�ligation is only triggered when {i) a parcel develops adjacent to right-of-way that cont�ins ovefiead utility lines, and {ii) the parcel proposes to �et its power from those existi�g overhead lines. The �ntent of the Cro e polic�r is to #ie this obligation to the d�velop ment of each individual piece of p � rty. Therefore, the fee for Parcel 9 will be assessed at the time of final buifding inspection of the day care facility and the fee for Parcel 2 will be assessed at a future time when the property is develqped. I trust this intormation provides the clarification you require. With �egard to the deleted Washinqton County conditions of approval for this project, ( have confirmed that t�ie Heanngs pffice� will renssue the decision today. Once we rerni�rc +i.o �ameae�rl.-.rl Cir»I llrrinr ..,., ...:�t ..,.,;1 .,.,a:.... ..,;�t,:., c ....._1....._ .�...... s�r.a� � � " TIGARD CITY COUNCIL „j, � BUSINESS MEETING JULY 27, 1999 6:30 PM CITY OF TIGARD TIGARD CITY HALL 13125 SW HALL BLVD. TIGARD,OREGON 97223 PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item. Visitor's Agenda items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Manager. Times noted are estimated; it is recommended that persons interested in testifying be present by 7:15 p.m.to sign in on the testimony sign-in sheet. Business agenda items can be heard in any order after 7:30 p•m. Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Council meetings by noon.on the Monday prior to the Council meeting. Please call 639-4171, Ext. 309(voice)or 684-2772(TDD-Telecommunications Devices for the Deafl. Upon request,the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting date at the same phone numbers as listed above: 639-4171, x309 (voice) or 684-2772 (TDD-Telecommunications Devices for the Deaf). SEE ATTACHED AGENDA COUNCIL AGENDA-JULY 27, 1999 - PAGE 1 � TIGARD CITY COUNCIL MEETING JULY 27, 1999 AGENDA 6:30 PM • STUDY SESSION > EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1)(d), (e), 8�(h)to discuss labor relations, real property transactions, current and pending litigation issues. As you are aware, all discussions within this session are confidential; therefore those present may disclose nothing from this meeting. Representatives of the news media are allowed to attend this session, but must not disclose any information discussed during this session. > INFORMATION PRESENTATION: NEW ADOPT-A-STREAM PROGRAM • Administration Department > INFORMATION PRESENTATION: MANAGEMENTISUPERVISORYICONFIDENTIAL GROUP EMPLOYEE JOB CLASSIFICATION 8�COMPENSATION STUDY—FALL 1999 • Administration Department 7:30 PM 1. BUSINESS MEETING 1.1 Call to Order-City Council 8�Local Contract Review Board 1.2 Roll Call 1.3 Pledge of Allegiance 1.4 Council Communications 1.5 Call to Council and Staff for Non-Agenda Items 2. VISITOR'S AGENDA(Two Minutes or Less, Please) 3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 3.1 Approve Council Minutes: May 11, 18 and June 8, 1999 3.2 Approve Municipal Court Judge's Contract(Michael 0'Brien}-Resolution No.99- 3.3 Local Contract Review Board: a. Award Construction Contract for the SW 100th Avenue & Inez Street Sanitary Sewer Extension to Oregon Siteworks b. Approve Purchase of the Hansen Maintenance Management System Upgrade • Consent Agenda - Items Removed for Separate Discussion: Any items requested to be removed from the Consent Agenda for separafe discussion will be considered immediately after the Council has voted on those ifems which do not need discussion. COUNCIL AGENDA-JULY 27, 1999 - PAGE 2 4. DISCUSSION OF BUS SERVICE WITH THE TRI-MET PLANNING DIRECTOR • Introduction: Community Development Department • Presentation—Planning Director Bob Stacey • Council CommentslQuestions 5. PUBLIC HEARING (QUASI-JUDICIAL) —ZONE CHANGE ANNEXATION (ZCA) 99-0002 — 10530 AND 10534 SW HALL BOULEVARD a. Open Public Hearing b. Declarations or Challenges c. StafflApplicant Report: Community Development Department d. Public Testimony(Proponents,Opponents, Rebuttal) e. Council Questions f. Close Public Hearing g. Staff Recommendation h. Council Consideration: Ordinance No.99- 6. COUNCIL LIAISON REPORTS 7. NON AGENDA ITEMS 8. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1) (d), (e), 8� (h) to discuss labor relations, real property transactions, current and pending litigation issues. As you are aware, all discussions within this session are confidential;therefore those present may disclose nothing from this meeting. Representatives of the news media are allowed to attend this session, but must not disclose any information discussed during this session. 9. ADJOURNMENT I:\ADMICATHYICCA1990727.DOC COUNCIL AGENDA- JULY 27, 1999 - PAGE 3 Mar-09-99 09 :44A HULSf' DEYELOPMENT CO. 541 85 3115 �����`J�P �07 � HiJI, SLY DEVLnPM1: NT' (; QMPANY , LLC HllC . LLC 19526 SW CLNTURY DRIVL 1' C) 1:i (� X 86U0 BLND , C) RE (; ON 97708 i�At;ti�M11.T�. '1'RAN�M1'1"1'A1. SHIiIiT � 'li> ITtciM M.�rk Rc�t�er�s IYlieh,�.c�l R 11��[sc:v �x;Mr.,rvv •- .. UA'l'li �,tty C)t�l�lfrii'(� ()3����)�!K) r•.��; N��MBh.ti V 'lY�'rA1.N�� C�r P.nc-R';�v<:LI�1)TKi:i'��VP,R -- ����,;} �)t�'�–�?�)7 j Filt��� �'i!!�{IiftH FiiNf)]'It';KI;I�I;R�Vt 1C VUL4RPR — ����� �l,'���–�17� R� �� ' — Yt:>IIR kvt+lsRl'.Nc�T�. vIiMBIIR- 'l i�,r,.ird Knc�wlc��j�,e !Si^s�„nnir�f;� ❑ r�r,��� v i ❑ �•<>i, xi�:ti�rFU� ❑ rr.��,.�,si:c:c-�naM�,N�r ❑ 1`U:I1SR itiil•��.7• O ri.r.,�s►- �ti:c;���:t.F `�(�'17(.;;r-<i bt n,t I i V�i c; - T'lr.�sc I,c :icl�isi:cl that o�l nc�csvriii�i};�►f�'�l,;rt�}� 3"� 1')'1�) 1 conciuc:tc:cl a�ici��f�hr_,r1�c;c>�1 tnr.��tin�,at'1'i�r:.ird (:ity I lall. "1'w�c,�;�,ntlemcT� �tttendccl ti�e mci�tit��,;uid st;iic�ci tl��y�vcrc From t}u�c:hurch lc�c�itrd ac:n�ss l:i(I�'. "Il,ej�expressed ci u�ccros ahi>ut the�rafhc c►i�r chilcl c;�re t;:tcu]iy wc�ulci�:r�cr�itc:ar�c) attrr rcvicw c>f thc��I,ins .��<i c��scussii�ri res;%�rdii��,c>ur iii>urs c:�t c>per.3ri�m r11cy sr,�xcd nc�y wcre s.�hs�ic�cjwilh�n�r�ro�x>scd de�•r.lc��,meni. 1�'e r<�r��;une�i �31 1I�C' r11CCtttlu rC�i>tTl hrc)cTt G;�i ��.�T tltlit��,�) ��ti-1;ind thc:y wc�rc�thc��n1y �?e(7���c� tU iitfCllt�<.)Ut t11(x:t1n�,, 1 cx)�c:ct my��i:}iitcCi w1II I�41Ct ;�c:tftn��f.1c)r.•tck��c r�� suk,�nir tc>yc�u ic>cf;�y tiir lJtic 1'�I7tiit '1p��li�;�t.tir:�t1. It yci�� h�tve �niy efttc:stii�ri c►r ccm�t7�cnts }�1���,.c eimta�t mr ai the belr,w ni�mlicn. . .�— T�l�3t)NT� (K411 tR; y�f{5 7'tl.l?I';1K 1511) .iN5.,117.� � �G�� �� CL� .►v �° WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Land Development Services � 155 North First Avenue, Suite 350-13 Hillsboro, Oregon 97124 (503) 648-8761 � FAX: (503) 681-2908 October 7, 1999 Mark Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 684-7297 RE: Knowledge Beginnings Daycare City File Number. CUP 1999-00002, MLP 1999-00003 Tax Map and Lot Number: 1S133AC/8000 Location: SW Sholls Ferry Road at 130�'Avenue Applicant: Hulsey Development Company LLC � � � � �� — �,,�f�, = '� � _ �, .��.- �i�- --.-0 - _;: . a r Attached is the Washington County Traffic AnalysYs Traffic Staff Report for the above noted development as required by R&O 86-95. Offsite road/safety improvements were not determined necessary as a result of the County Traffic Analyst's review. Please feel free to contact me at 846-8131 if you have any questions. `� . Anne LaMountain Associate Planner Attachment -Transportation Staff Report c: Phil Healy,Transportation Planner Transportation File Paul Ward, Engineering Associate Desk File Carolyn Cook,Associate Planner,Assurances � � � � WASHINGTON COUNTY Inter-Department Correspondence Date: September 30, 1999 To: Anne LaMountain, Associate Planner From: Doug Norval, P.E., Traffic Analyst � Julia Wellner, P.E., Engineering Associate�� Re: TRAFFIC STAFF REPORT KNOWLEDGE BEGINNINGS DAYCARE; FILE #998 CIT'Y OF TIGARll This report examines the traffic safety impacts of the proposed Knowledge Beginnings Daycare commercial development, to consist of 12,368 square feet, located southwest of and adjacent to the intersection of SW Scholls Ferry Road and SW 130�' Avenue. Recommendations are developed to ensure an adequate level of traffic safety as defined by R&O 86-95. An Access Report was submitted by the applicant's traffic engineer ("Traffic Analysis report for Knowledge Beginnings - Scholls Ferry Road & 130`� Avenue, City of Tigard", Charbonneau Engineering, April 1999). A site plan dated March 15, 1999 was also submitted. The findings and recommendations given below are based, in part, on the information provided in this study. Access for the site is proposed via a private driveway intersecting the west side of SW 130"' Avenue opposite the Westgate Baptist Church access, approximately 140' south of SW Scholls Ferry Road. FINDINGS: 1. The site trip generation, based on the report "Trip Generation 6`� Edition", ITE, is as follows: �' Site Tri Generation ADT AM Peak Hour PM Peak Hour (v d) (v h) (v h) Enter 490 83 77 Exit 490 74 86 Total 980 157 163 ,. - - . _� �._. :� 1 ' + . , TRAFFIC STAFF REPaRT Page 2 KNOWLFDGE BEGINNINGS DAYCARE CITY OF TIGARD September 30, 1999 2. The site impact area on streets under Washington County jurisdiction, based on 10 percent increase in average daily traffic or the minimum impact area, is described below. Site Im act Area Link From To SW 130"' Ave Site Access SW Scholls Ferr Rd 3. Intersections within the impact area under Washington County jurisdiction were analyzed (AM and PM peak hours) with the following results. Intersection Anal sis Turn Lane Signal Intersection LOS Warrant Warrant SPIS 130"' Ave/Site Access B No No No Scholls Ferr Rd/130�' Ave D Exists Exists No * Indicates warrants are met under existing traffic conditions. 4. No applicable improvements per R&O 86-95 are identified at the intersection of SW Scholls Ferry Road and SW 130`�' Avenue. RECOMMENDATIONS: 1. No applicable improvements per R&O 86-95 are identified at the intersection of SW Scholls Ferry Road and SW 130`'' Avenue. 2. Improvements ta SVV 130"' Ave:�ue are de:e::ed ta the City of'Tigard. JW c: Mike Borresen Carolyn Cook/Tracy Stone Phil Healy Robert Morast Doug Norval Massoud Saberian File#998 l � .,,I August 16, 1999 C� �F T�GA� OREGON Hulsey Development Company PO Box 8600 Bend OR 97708 RE: Plans Check Number: 8-10C Knowledqe Beginnings 10751 SW 130th Ave This letter is to confirm receipt of your building plans which have been routed to the plans examiner. As a reminder, the associated land use case(s) is/are: CUP1999-00002 Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineerinq and planninq deoartments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. � , �-�O( - e"bie Adamski Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department 1:1DSTS�BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 �, � � Route To: Surveyor ✓ Development Review Engineer / FINAL PLAT REVIEW CHECKLIST � Plat Name: �-is:�w�:�,c,� ��,�H,,,,�,,,�s ��-t� Case Number(s) t�t�P 1�aq- �3 Address: Sv� l��" 1-�A�w� - ' ��� � (Do release addresses to the public without consent of the Engineering Department.) Contact name and phone �a.t k�c-►yso� G��- C.�'`F-� - O?'°�, ( ill in when plat is dropped of� DATE RECEIVED: `� °► �`�`�� DATE FORWARDED TO SURVEY: `���S J(ti�t � SURVEY SECTION Check if Check if Considered Okay 1. Street alignment and width,continuity 0 N� � 2. Curve,corner,cul-de-sac radii � ,UW � 3. Dedication,vacation,easement conveyance []y'�/� � 4. Residential Survey Certificate match the map [v]� C3' Comments: on�e ��e a� ;d��� w � �r��� G��d.e�;� C�,�1tr�/i�ioN �df l`�d By: ��G� , 9'-/G -99 � Surveyor's Signature Date Page I of 1 � I:�i PRIV-0EVIFW-R.AT.DOT • Route To: � l. Planning ✓ 2. Building ✓ 3. Engineering Tech I ✓ 4. Development Review Engineer � FINAL PLAT REVIEW CHECKLIST Plat Name: Y,��„�ix„L �,,NN,,� /�c� Case Number(s)�l� I�t`��t -b�o�3 DATE RECEIVED: `( �1 �q DATE FORWARDED TO PLANNING: °�(�S ��,� To: ����A Planning Division Check if Check if Considered Okay 1. Phase boundaries � � 2. Lot and/or tract size and configuration � [� 3. Lot numbers �'" � 4. Access restrictions, reserve strips � � 5. Condition of Approval Satisfied [,]� � 6. Public& Private streets(location, width,etc....,) � � 7. Preliminary Plat approval date - 1 yr period OK �� [v]� 8. Special Deed Restrictions (C.C.&R's) ❑ ❑ 9. Open Space (Deed or Dedication) � � l0a SPECIAL SETBACKS ARE ���q/(/n o�v 1 l. Assign Case Number(above) []� � Other Comments: CvP J999�n°D�) , BY: ✓� ��7- Planner's gnature Date FORWARDED TO BUILDING DNISION: /"��'9� Date Page I of 4 I�ENni%t/V-0EVJiN-0LAT DOT BUILDING DIVISION Comments: � By: � �w,.,� � I� ���� uilding Dept. Signature Date FORWARD TO ENGINEERING DEPARTMENT (Attn.:Engineering Tech/Engineering Records) 7 /�`✓! t � �"; /D Date �''"� � ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable ❑ Manhole Numbers ❑ Assign Address(s) - (front page) ❑ Address Fee(URB Projects Only): lots @$30.00/lot=$ ❑ Update City-wide maps ❑ ❑ Comments: By: Engineering Tech's Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Page 2 of 4 L�EIV4IPRIV-DENFVbPLAT.DOT ENGINEERING DEPARTMENT Check if � Okay Public Improvement Plans Approvable/Approved � Public Improvement Fees/Deposits ❑ Right-of Entry, Release& Waivers, Easement � (onsite - offsite) Public Improvement Agreement � Public Improvement Assurance � Conditions of Approval Satisfied? � Sewer Availability Letter Prepared ❑ Joint Access,Non-Remonstrance Agreement � Comments: By: Development Review Engineer's Signature Date Page 3 of 4 e�rwv�v�rv+.e�,.�r noT Returned to Surveyor for Correction BY: �� DATE: �j�q v)� C�✓�r�— �� �1 W. Fax to County Surveyor: "OK to review" BY: b� DATE: 1�11Z`�� �— Corrections Reviewed and Approved BY: � DATE: `oI1zI�� Forwazded for City Signatures BY: DATE: Copy of Signed Plat Made and Put in File BY: DATE: Released to Developer for Recording BY: DATE: ` Authorize Eng. Tech I to release addresses BY: Date: Copy of Signed Plat to DST's BY: Date: Page 4 of 4 I:�FI�K�i PRIV�DEVIFM7LAT.DOT FAX TRANSMITTAL Date October 12, 1999 Number of pages including cover sheet 1 To: George Wiser From: Brian Ra.eq r ��� Co: WACO Surve,yor's Office Co: City of Tigard Fax#: 681-2909 Fax #: 624-0752 Ph #: 639-4171. Ext. 318 SUBJECT: Knowledqe Beginnings Partition Plat MESSAGE: This partition is for the property surrounded by Scholls Ferry Road, SW 130�' Avenue, SW Hawksbeard Street and SW 135�' Avenue. We have completed our review and have no further comments. We are OK with you beginning your review of the plat at this point. The surveyor is G8�L. Thanks. � �;: . ;, ' � �� � � .;�, I:�ENGIFAX.D07 � HP OfficeJet Fax History Report for Personal Printer/Fax/Copier/Scanner Engineering 624 0752 Oct 12 1999 8:Sbam Last F� Date Time Tvne Identification Duration Pages Result Oct 12 8:56am Sent b812909 0:27 1 OK Result: OK - black and white fa�c OK color - color f� .� • ♦ � 7'rariszni t ta 1 : . Jo6 Na.: � _Date: �o�a�9 y Ta: ���::� � .�� From: �iQ.� f}N �Sml�l Attn: -���F� ? G & L Land Surveying, Inc. , � 8116 SW Nimbus Ave. z ' ' `� Beaverton, OR n7008 COMMUNIIr ucr�wriwtlVT Phone: (543)641-0308 Fax: 671-0877 Phone: Fax: � p , Praject� Suoj�ct: i tTla N �LF�T' �Xa� f�b� � s � As Re�uested � For Your lnfo. For Your Approval X For Yaur Review Retum Reques�d . --�— It�m Copies Date Descriptio� � l l�/�y9 �,o�.��� [.a i � " r� Comments: � s A-l� (J[S � W t�.+� IQ-�A-�y F� �� . I�U. 4� I�PP�ov� � � ��� �s �j� r� � . E . � . ` �/��� c! � � 4/24/01 Conditions Associated with Case #: CUP1999-00002 ' S 9:50:32 AM C y L �'� ���� Cond. Stat. Changed Upd Code Title Hold Status Changed By Tag Updated BY 0001 LANDSCAPE PLAN PARCEL 1 0 Met 9/28/99 MAS The applicant shall submit a revised landscape plan for review and approval.The revised plan shall include additional shrubs in the buffer area and trees spaced at 20-foot on center. In the biofiltration swale,shrubs should be installed along the edge of the swale to the extent that this does not interFere with the opeation of the swale.The chain-link fence should be replaced witha 6-foot masonry wall along the west and south lawn area boundary.Also,the two parking lot trees adjacent to the proposed buildings should be moved closer to the parking area or additional trees should be provided within the parking lot in landscape islands.Staff Contact: Mark Roberts. 0001 TRASH ENCLOSURE PARCEL 1 0 Met 9/28/99 MAS The applicant shall submit a revised site plan showing a minimum 134 square-foot trash enclosure.The plan shall conform to the applicable design and location standards of Chapter 18.755,including the screening standards of Chapter 18.745.The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval.The plans shall be of sufficient detail for the Franchise Hauler to determi�e that the applicable design and access standards are met.Staff Contact:Mark Roberts, Planning Division. 0001 BICYCLE PARKING PARCEL 1 D Met 9/28/99 MAS The applicanYs revised plan shall indicate that a minimum of 23 bicycle parking spaces will be provided.Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Sectiuon 18.765.050.C. Staff Contact:Mark roberts, Planning Division. Q001 REDUCE MONUMNET SIZE PARCEL 1 0 Met 9/28/99 MA5 The applicant shall reduce the size of the proposed monument sign and submit revised sign elevations indicated that the proposed sign conforms to the size and area standards of Chapter 18.780 for the R-25 zone.Staff Contact: Mark Roberts, Planning Division. 0001 WA CO COND OF APPROVAL PARCEL 1 0 Met 9/28/99 MAS Deleted per revised Washington County Comments(see page 23). 0001 STRT OPEN PERMIT PARCEL 1 0 Met 11/10/99 BDR 2/8/00 BDR Prior to issuance of the site and/or building permit,a Street Opening Permit will be required for this project to cover the installation of sidewalk and the new driveway.The applicant will need to submit fire(5)copies of a proposed public improvement plan for reveiw and approval.Note:these plans are in addition to any drawings requried by the Building Division and should only include information relevant to the public improvements. 0003 COMP AGRMNT/$ASSURANCE INFO REQD 0 Met 11/10/99 BDR 2/8/00 BDR As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements.For example,specifiy if the entity is a corporation,limited partnership,LLC,etc.Also specifiy 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. 0001 VEHICLE ACCESS PARCEL 1 0 Met 10/7/99 BDR 10/7/99 BDR The applicant shall provide construction vehicle access and parking plan for approval by the City Engineer.All construction vehicle parking shall be provided on-site.No construction vehicle or equipment will be permitted to park on the adjoining residential public streets.Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. OOD1 ADDRESSING FEE PARCEL 1 0 Met 11/8/99 BDR 11/8/99 BDR Prior to issuance of the site and/or building permit,the applicant shall pay an addressing fee in the amount of$30.00. 0001 STRT TREES ON SCHLS FRY PARCEL 1 0 Met 1017/99 BDR 10/7/99 BDR The applicanYs public improvement plans shall indicate that they will install street trees along the frontage of Scholls Ferry Road adjacent to Parcel 1 as a part of the daycare project. 0001 130 AVE FRONTAGE IMPRVMNTS PRCL 1 0 Met 10/7/99 BDR 10/7/99 BDR The applicanYs construction plans shall indicate that they will construct the following frontage improvements along SW 130th Avenue as a part of this project:A.5-foot concrete sidewalk; B.street trees behind the sidewalk spaced per TDC requirements;C.driveway apron to City standards. Page 1 of 2 ` ' � 4/24/01 Conditions Associated with Case #: CUP1999-00002 9:50:32 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated BY 0001 H20 QLTY FACILITY PARCEL 1 0 Met 10/12J99 BDR 10/12/99 BDR The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards(adopted by Resolution and Oder No.96-44). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)for review and approval prior to issuance of the building permit.In addition,a proposed maintenance plan shall be sumitted along with the plans and calculations for review and approval. 0001 CERT OF OCCUP STATE CERT 0 Met 4/27/00 MAS 4/27/00 DST Prior to issuance of a certificate of occupancy,the applicant shall submit evidence of state certification.Staff Contact: Mark Roberts,Planning Division. 0001 PUB IMPRVMNTS,COND ACCEPT,MAINT 0 Met 4/27/00 BDR 4/27/00 BDR Prior to the final building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City,and provide a one-year maintenance assurance for said improvements. 0001 AS BLT DRWNGS 0 Met 4/27/00 BDR 4/27/00 BDR Prior to final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as �G� � ��� follows: 1)mylars,and 2)a diskette of the as-builts in"DW " ,if available;otherwise"DXF"will be acceptable. ��� �t �+--�'��• Note: if the public improvement drawings were hand-dra ,th ' ette is not required. 0001 H20 QLTY FAC COMPLIANCE 0 �No �XIC 7/22/99 JMA To ensure compliance with Unified Sewerage Agenc and construction standards,the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications.These inspections shall be made at significant stages,and at completion of the construction. Prior to final building inspection,the design engineer shall provide the City of Tigard(Inspection Supervisor)with written confirmation that the water quality facility is in compliance with the design and specifications.Staff Contact:Hap Watkins,Building Division. 0001 OVERHEAD UTILITY LINES 0 Met 4/28/00 BDR 4/28/00 BDR Prior to a final building inspection for either parcel,the applicant shall either place the existing overhead utility lines along SW Scholls Ferry Road underground as a part of this project,or they shall pay the fee in-lieu of undergrounding.The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot.If the fee option is chosen,the amount for each parcel will be as follows:Parcel 1 -$5,445;Parcel 2-$28,958. 0001 MYLAR COPY OF PARTITION PLAT 0 Met 2/8/00 BDR 2/8J00 BDR The applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 0001 FNL PLAT APP SUBMSN RQRMNTS 0 Met 4/27/00 BDR 4/27/00 BDR Final Plat Application Submission Requirements:A.Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative;B.The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes(ORS 92.05),Washington County, and by the City of Tigard.Note:Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Departmnet indicating: 1)that the City has reviewed the final plat and submitted comments to the applicanPs surveyor,and 2)that the applicant has either completed any public improvements associated with the project,or has at least obtained the necessary public improvement permit from the City to complete the work.C.Once the City and County have reviewed the final plat,submit two mylar copies of the final plat for City Engineer's signature. 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