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SDR2004-00009
SDR2004- 00009 WELKIN ENGINEERING OFFICE .,, ,. NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2004-00009 Au. ai Ts. cF°s CITY OF TIGARD : :Y� WELKIN ENGINEERING OFFICE Community Development Shaping)1 Better Community 120 DAYS = 7/29/2005 SECTION I. APPLICATION SUMMARY FILE NAME: WELKIN ENGINEERING OFFICE CASE NO.: Site Development Review (SDR) SDR2004-00009 PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. OWNER: Jill K. Christensen 293 SW Cervantes Lake Oswego, OR 97035 APPLICANT: Welkin Engineering Attn: Ed Christensen, P.C. 8000 SW Pfaffle Street Portland, OR 97223 LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 00500; ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business.professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 1 OF 28 THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED BY THE FOLLOW_ING CONDITIONS OF APPROVAL: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. No occupancy of the premises will be allowed until conditions of approval are met and a certificate of occupancy has been issued. Occupancy maybe continued only with compliance with condition #17. 2. Provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. 3. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the accessory structure at the southern end of the property, or move the structure to have a minimum five foot side and rear yard setbacks. 4. Provide a copy of the joint access agreement to be placed in the land-use file. 5. Provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. 6. Submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial properties. 7. Submit plans to show a buffer along the entire east property line equal to the "D" buffering standard as described in Table 18.745.1 in the Tigard Development Code and construct accordingly. 8. Submit detailed plans that show that all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. 9. Provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be reviewed and approved by the City's Arborlst and a member of the City s planning staff. 10. Revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. 11. Provide and implement a plan that shows bicycle parking directional signs on the property. 12. Provide a detail of the bike rack to be used. 13. Provide two bicycle parking stalls on-site. 14. Reduce the proposed parking area to eight stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven based on their location. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 2 OF 28 15. Prior to any site work, the applicant shall install protection measures at the driplines around trees to remain. Should trees not be protected at this stage, the City will assume that these trees are being removed, and mitigation will be calculated on this basis, regardless of whether trees are preserved on site. Protection measures may be modified based on the acceptance of a plan prepared by a certified arborist and reviewed by the City Forester. 16. A final inspection will be conducted by the City Forester to determine whether the tree protection measures were effective and that the preserved trees will remain viable. Should work occur on site in violation of the tree protection plan, the applicant/owner will be issued a stop work order until remediation measures can be determined. Remediation can include, but is not limited to, the penalties outlined in TDC Section 18.790.060. The construction documents shall include a notation to that effect. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 17. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. The applicant is required to obtain the PFI permit within six months of this approval. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). Should this condition not be met within the time limit, occupancy is to be ceased immediately on the date required as a result of this condition. 18. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 19. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 20. Additional right-of-way shall be dedicated to the Public along the frontage of Pfaffle Street to increase the right-of-way to 31 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 21. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Pfaffle Street. The improvements adjacent to this site shall include: A. City standard pavement section for a 2-lane Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 3 OF 28 E. 8 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Pfaffle Street in a safe manner, as approved by the Engineering Department. 22. A profile of Pfaffle Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 23. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 24. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 25. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: TM applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to final building inspection, the City Forester shall be contacted to conduct a site inspection to ensure the tree protection measures were followed and the preserved trees remain viable. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 27. 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. 28. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DX F" will be acceptable, and 3) the as- built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 29. Prior to final building inspection, the applicant shall pay $603.50 to the City for the striping of the bike lane along the frontage of Pfaffle Street. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 4 OF 28 30. The applicant shall either place the existing overhead utility lines along SW Pfaffle Street 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 $35.00 per lineal foot. If the fee option is chosen, the amount will be $4,550.00 and it shall be paid prior to final building inspection. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that the applicant received site development review approval in July of 2001. An extension to the approval was granted until December of 2002. However, the applicant failed to meet the conditions of approval and has been operating an engineering firm from the property without land-use approval since January 1, 2002. The applicant was cited into Tigard Municipal Court in February of 2004 and has been working on compliance for the past year and three months. Vicinity Information: Thg subject site is located on the south side of SW Pfaffle Street near the intersection of SVV 79' and Pfaffle Street. The property is zoned C-P with properties to the north, zoned R-7 and R-4.5 residential. Site Information and Proposal Description: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 5 OF 28 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-P: Professional/Administrative Commercial District. The proposed use, general office, is outright permitted in the zone. The present use of the site is a residential dwelling which will be converted. Development Standards: Section 18.520.040.B states that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq.ft. 28,750 s.f. -Detached unit - -Boarding, lodging, rooming house Minimum Lot Width 50' 140 ft. Minimum Setbacks -Front yard 0' 70 ft. -Side facing street on corner&through lots -Side yard - 12 ft. -Side or rear yard abutting more restrictive zoning district -Rear yard 0' 66 ft. - Distance between front of garage & property line abutting a public - or private street. Maximum Height 45 ft ?? Maximum Site Coverage 85% 34% Minimum Landscape Requirement 15% 69% As demonstrated in the table above, the existing building complies with the underlying zone development standards; however, staff cannot verify the building's height. The applicant must provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. It appears that an accessory structure exists at the southeast corner of the property that is approximately four feet from the rear and east side property line. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the structure, or move the structure to have five foot side and rear yard setbacks. FINDING: Based on the analysis above, the underlying zone's development criteria have not been satisfied. If the applicant complies with the conditions below, the standard will be met. CONDITIONS: Provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the structure the accessory structure at the southern end of the property, or move the structure to have five foot side and rear yard setbacks. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 6 OF 28 B. APPLICABLE DEVELOPMENT CODE STANDARDS Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress, and circulation by means of a 30-foot shared access with the adjoining property to the west (Cameron Plaza). Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. According to the applicant, a joint access agreement between the subject property and the adjoining property to the west has been established. The applicant is required to provide a copy of the joint access agreement to be placed in the land-use file. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed buildings will be accessible from SW Pfafe Street. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be' not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Curb cuts will be addressed under 18.810 Street and Utility Improvement Standards. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 7 OF 28 Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On-site pedestrian walkways are proposed between the building entrances and SW Pfaffle Street. Therefore, this standard has been satisfied. 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 applicant has proposed a walkway from the main entrance of the building to SW Pfaffle Street. The proposed walkway crosses the proposed parking area for a distance of 24 feet. The applicant has not addressed how the crossing will be designed or located for pedestrian safety. Therefore, the applicant is required to provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks and walkways, which meets the standard. The final construction documents will need to show walkways with hard surfaced materials. Access Management (Section 18.705.030.H) Section 18.765.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distance certification for the shared driveway. The engineer has certified that there is sight distance of greater than 600 feet to the east and over 800 feet to the west of the existing shared driveway, thereby meeting this criterion. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 8 OF 28 The existing, shred driveway is located approximately 80 feet east of 81St Avenue and 200 feet west of 79 Avenue. The shared driveway cannot be relocated and can serve both properties adequately. Therefore, staff recognizes that the existing location is the best location to provide a shared access, which reduces the number of access points along a Collector. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. As stated above, the shared driveway is approximately 80 feet from 81st Avenue, which is less than the required 200 feet along a Collector. The shared driveway was approved under a previous land use decision and was not subject to the above standard. This shared driveway location is the best possible location and reduces the number of access points onto a Collector, therefore, this standard is satisfied. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access into the parking lot that provides a minimum of 24 feet of pavement. Therefore, this standard is met. 18.705.030.L. states that the Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: • To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets. • 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 for parking area connections; • To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; A joint access agreement has been established with the development of the property to the west (Cameron Plaza). The existing joint access will require the elimination of the existing driveway at the east side of the property. The applicant has shown the proposed parking area to be accessible from the adjoining property to the west by vehicle. However, the applicant has not addressed pedestrian and bicycle connections between adjoining properties. Therefore, the applicant shall submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial property to the west (Cameron Plaza). FINDING: The access requirements have not been met. CONDITIONS: • Provide a copy of the joint access agreement to be placed in the land-use file. • Provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 9 OF 28 • Submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial property to the west (Cameron Plaza). Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7707E10 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an office use, which is permitted outright within the C-P zone, and is one of the lesser impacting type uses with regard to the above environmental standards. The applicant has not indicated that the above standards will be met; however, based on the provision of adequate trash and recycling area, addressed further in this decision under 18.755 (Mixed Solid Waste and Recyclable Storage) and the fact that the proposed use is not likely to generate noise, visible emissions, odors, glare and heat, or harbor insects and rodents, this standard is satisfied. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance Standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a plan that shows five (5) street trees (Flowering Pears) along the Pfaffle Street frontage. The proposed street trees will be planted twenty (20) feet apart. Based on the proposed street trees, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 10 OF 28 Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The applicant has indicated in the narrative that all properties surrounding the subject site are used as commercial uses. However, the adjoining property to the east, also owned by the applicant has no land-use approval for anything other than single-family. Therefore, the applicant must provide a buffer along the entire east property line equal to the "D" buffering standard as described in table 18.745.1 in the Tigard Development Code. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's narrative indicates the proposed parking will be screened according to the standard. However, the applicant's plans do not show the proposed parking area to be screened. Therefore, the applicant is required to provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be.reviewed and approved by the City's Arborist and a member of the City's planning staff. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has not addressed the screening of service facilities such as gas meters and air conditioners. Therefore, the applicant is required to submit detailed plans that show all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Refuse containers and their screening are addressed below under 18.755 (Mixed Solid Waste and Recyclable Storage). Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Provide a buffer along the entire east property line equal to the "D" buffering standard as described in table 18.745.1 in the Tigard Development Code. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 11 OF 28 • Submit detailed plans that show that all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. • Provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be reviewed and approved by the City's Arborist and a member of the City's planning staff. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen to use the minimum standard method for compliance with the mixed solid waste and recyclable storage. According to the applicant, the existing building contains 1,925 square feet of gross floor area. An office use is required to provide four (4) square feet for every 1,000 square feet of gross floor area. The applicant has indicated that approximately 400 square feet within the existing garage will be used for solid waste and recyclable storage. This criterion has been satisfied. Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container will be located within the existing garage which will be accessed from within the existing building. Therefore, no exterior storage area is proposed. This standard does not apply. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant will be using the refuse containers supplied by the franchise hauler and storing them in the existing garage. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 12 OF 28 FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage criteria have been met. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is directly in front of the existing building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application; therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. This proposal is not considered a mixed-use project as it will contain solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total-long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpoolsTvanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 13 OF 28 The applicant has shown the proposed parking area to have eleven parking spaces. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant has indicated that there is one ADA handicap space provided. According to the Uniform Building Code (UBC), one space is required. Therefore, this standard is satisfied. DEQ indirect source construction permit: All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: 1. Acquire an Indirect Source Construction Permit; or 2. Investigate the feasibility of installing oil and grease separators This standard is not applicable. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The proposed access drive is clearly marked, and the parking area provides ample room to facilitate a forward entrance onto SW Pfaffle Street. Pedestrian safety within the parking area has been addressed above under 18.705 Access, Egress and Circulation. Therefore, this standard has been satisfied. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop-off grade separated areas within the parking area. Therefore, this standard does not apply. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 14 OF 28 Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has indicated in the narrative that parking stalls will maintain a four inch wheel stop with a three foot bumper overhang area incorporating low lying landscaping material. However, the applicant has not shown wheel stops on the plans. The applicant also has not shown a three foot bumper overhang that incorporates landscaping. Proposed parking stalls one through four are adjacent to an interior sidewalk. Proposed parking stall #1 has the greatest separation from the adjacent walkway, two feet. Therefore, the applicant is required to revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans dimension the parking spaces to show that all spaces will fully conform to standard sized spaces (7.5 x 1605). Staff has scaled off from the site plans submitted to confirm that the proposed parking scheme is feasible. This standard is satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The applicant has proposed bicycle parking within the existing garage at the east side of the property. The applicant is required to provide and implement a plan that shows bicycle parking directional signs on the property. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 2'/Z feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. • NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 15 OF 28 The applicant has not provided a detail of the bike rack to be used; therefore, staff is unable to confirm that this standard is met. The applicant will need to provide a detail of the bike rack to be used. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 gross square feet. Based on the 1,925 square foot office, the proposed office will be required to provide one bicycle rack space. However, Section 18.765.050.E. requires no less than two bicycle parking stalls. Therefore, the applicant is required to provide two bicycle parking stalls on-site. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the proposed 1,925 square foot building, five spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or eight spaces. The applicant has proposed 11 spaces. Therefore, the applicant must reduce the proposed parking area by three stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven, based on the stalls not meeting parking standards. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet; therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. • Provide and implement a plan that shows bicycle parking directional signs on the property. • Provide a detail of the bike rack to be used. • Provide two bicycle parking stalls on-site. • Reduce the proposed parking area by three stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven, based on the stalls not meeting parking standards. Siqns (18.780: Chapter 18.7 0.130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 16 OF 28 No specific signs have been proposed with the development application. Therefore all subsequent signage will be reviewed through a Type I process and will be subject to the code standards in effect at the time of application submittal. FINDING: Because tenant signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removala18.790): Section 18.79 .030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan prepared by Teragan and Associates. According to the arborlst's report, there are 26 trees on the site, of which 24 exceed 12 inches in diameter . Of these, three are considered hazardous and are not subject to mitigation requirements. Of the remaining 21 trees greater than 12-iches, three are to be removed. Therefore, the applicant is retaining 86 percent of the trees greater than 12-inches in diameter. According to the mitigation standards, 75 percent or greater retention requires no mitigation. Therefore, this standard is satisfied. FINDING: Based on the analysis above, and the comments from the City's Forester (located under Agency Comments below) the tree removal standards have not been met. If the applicant complies with the conditions below, the standard will be met. CONDITIONS: • Prior to any site work, the applicant shall install protection measures at the driplines around trees to remain. Should trees not be protected at this stage, the City will assume that these trees are being removed, and mitigation will be calculated on this basis, regardless of whether trees are preserved on site. Protection measures may be modified based on the acceptance of a plan prepared by a certified arborist and reviewed by the City Forester. • A final inspection will be conducted by the City Forester to determine whether the measures were effective and that the preserved tree will remain viable. Should work occur on site in violation of the tree protection plan, the applicant/owner will be issued a stop work order until remediation measures can be determined. Remediation can include, but is not limited to, the penalties outlined in TDC Section 18.790.060. The construction documents shall include a notation to that effect. • Prior to final building inspection, the City Forester shall be contacted to conduct a site inspection to ensure the tree protection measures were followed and the preserved trees remain viable. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 17 OF 28 The applicant has indicated in the narrative and the site plan that a clear vision triangle area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Findings have been made on all applicable review criteria within section 18.300, 500,700 and 800 of the Tigard Development Code. However, according to section 18.210.060.A. which states, "Certificate of occupancy required. To ensure completion of the work in the manner and at the time approved, the structure or use shall not be used or occupied for the purposes set forth in the building permit application until the City has issued a certificate of occupancy following completion of the work in substantial conformance to the permit." Section 18.210.060.B. of the Tigard Development Code states, "Prior to the final completion of all work, a certificate of occupancy may be issued for a portion of the structure conditioned upon further work being completed by a date certain." The applicant has been operating an office use from the existing single-family structure since January 1, 2002 without land-use approval, or an occupancy permit. The applicant was issued a summons into Tigard Municipal Court with a court date of March 3, 2004. The applicant has been allowed to operate the existing office use within the subject structure until time of compliance. However, based on the standard set forth by the above mention section (section 18.210.060.A) no commercial structure may be used or occupied without a certificate of occupancy. Therefore, the applicant is required to discontinue all activities within the subject structure until proper permits including occupancy has been obtained. Section 18.360.040: Performance bonds for public improvements. On all projects where public improvements are required the Director shall require a bond in an amount not greater than 100% or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (P(Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 rovision for the Disabled). NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 18 OF 28 Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The subject building is pre-existing. The above standard refers to the placement of buildings. Therefore, this standard does not apply. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The applicant's building is pre-existing. However, the applicant will be required to provide elevations of the building that show windows, mail box location and light fixtures. The elevation plans will be submitted to Jim Wolf in the Police Department for review and comments. The applicant is required to comply with all police comments regarding upgrades to improve safety. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site takes access from SW Pfaffie Street, which is not a transit route. FINDING: Based on the analysis above, the Site Development Review approval standards have not been met. If the applicant complies with the conditions below, the standards will be met. CONDITION: No occupancy of the premises will be allowed until conditions of approval are met and a certificate of occupancy has been issued. Occupancy maybe continued only with compliance with conditions. D. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 19 OF 28 Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 2-lane Collector street to have a 62 foot right-of-way width and 34-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pfaff le Street, which is classified as a 2-lane Collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 31 feet from centerline. SW Pfaffle Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for the full length of the project frontage with the appropriate pavement taper beyond the frontage. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future street extensions. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There is no opportunity to provide future street connections due to existing development and access limitations to Highway 99. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten lpercent on arterials, 12% on collector streets, or 12% on any other street (except that ocal or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades along Pfaffle Street do no exceed 5%, therefore this criterion is met. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 20 OF 28 Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There is an existing shared access provided onto Pfaffle Street, a collector street. There is not another lower classification street. The applicant is not proposing another access. The applicant shall record a non-access reservation along the frontage of Pfaffle Street, excepting the existing shared driveway. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to roviding adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subject site is an interior lot with frontage on to SW Pfaffle Street. Therefore, no blocks are created with this development. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. As mentioned above, no blocks are created as a result of this development. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject lot width is approximately 141 feet. The depth of the subject parcel is 214 feet. Therefore, the lot's depth is less than 2.5 times the average lot width. Therefore, this standard has been satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 21 OF 28 The subject site has approximately 141 feet in width. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalk with the half-street improvements along the frontage of Pfaffle Street. The sidewalk shall be 8 feet wide with a 5-foot planter strip. The applicant has proposed to construct a portion of the sidewalk behind the curb in order to save a tree near the ROW line. The plans show approximately 54 feet of curb-tight sidewalk that then transitions to a 5-foot planter strip separated sidewalk. This configuration will be allowed in order to save the tree Identified as 118 on the applicant's plan sheet 3. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch sewer line in Pfaffle Street. The current building is served by a 4-inch lateral. The applicant indicates that they will upsize and relocate the service in the future. This work will require a connection permit and a plumbing permit. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by )Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 22 OF 28 Developments of this small size are not required to provide on-site detention if the new impervious surface area is less than 5,000 square feet. The applicant has indicated that less than 5,000 square feet of new impervious surface area will be created with this development. The applicant is required to pay the water quantity SDC upon application for the building permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Pfaffle Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It may not be appropriate to stripe a small portion of bicycle lane along the street at this time, but it is appropriate to collect funds for this portion of striping. The amount of the striping would be as follows: • 125 feet of 8-inch white stripe, at $2.50/If $312.50 • 4 Mono-directional reflective markers @ $4.00/ea $ 16.00 1 Bike lane legends @ $175/ea $175.00 • 2 Directional mini-arrows ( $100/ea $100.00 $603.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The standard for a Collector is a 6-foot wide bicycle lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay. a fee in-lieu of under grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 23 OF 28 which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Pfaffle Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 130 lineal feet; therefore the fee would be $4,550.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: ualatin Valley Water District (TVWD) provides service in this area. The applicant has not indicated any change to the existing water service. If there are any changes to the existing meter the applicant shall submit plans to TVWD for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant must provide revised calculations that show how much of the existing impervious surface area will be treated along with the new impervious surface area. This is a requirement of CWS as of March 2004. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS l esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 24 OF 28 Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390): Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial Street system. The applicant will be required to pay TIF's of approximately $5,187 Based on the uses proposed. Based on the estimate that total TIF fees cover 32 percent of the impact, on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $16,209 ($5,187divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $11,022. The cost of the improvements is expected to be $40,600 ($12,600 right-of-way dedication along SW Pfaffle Street + $28,000 for 1/2-street improvements along SW Pfaffle Street). The value of these improvements is greater than the value of the unmitigated impacts; however, the applicant has proposed to complete the necessary improvements. The project cannot be approved unless the project complies with street improvements. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 25 OF 28 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and note that the northeast end of the building will require fire rating and parapets to comply with building code requirements. The City of Tigard Urban Forester has reviewed the proposal and has offered comments that can be found in the land-use file under "Request for Comments". The City of Tigard Public Works Department has reviewed the proposal and has offered comments that can be found in the land-use file under "Request for Comments". The City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. The City of Tigard Police Department has reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments: FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 26 OF 28 PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. FIRE HYDRANTS — COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing fire hydrants may be as follows: Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 27 OF 28 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 16, 2005 AND BECOMES EFFECTIVE ON JUNE 1, 2005 UNLESS AN APPEAL IS FILED. Apeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON MAY 31, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. Ma 162005 �g PREPARED Y: ►. . e c eide'9re Y r DATE Associate Planner 4111PAAP/ etee--CSLI Ma 16 2005 APPROVED BY: Richard H. B rsdorff DATE Planning Manager i:lcurpin\rnathew\sdr\sdr2004-00009(welkin engineering)\sdr2004-00009 decision.doc NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 28 OF 28 4 J QI I ICITY of TIGARD ______.. 4.........cc-00 F Il 1 N co GEOGRAPHIC INFORMATION SYSTEM STEVE 11111111111-1111 111111- VICINITY MAP LLI 1111 W SDR2004-00009 MN W MIMI > �- � WELKIN ENGINEERING w �� Z �� �� OFFICE am M - V' ( 1111 W All co•co PFAFFLE ST IIII:s;; ... Ilpr: #iiiit RP' Ali , iii' S FERR am FE al euuMrA ;.. Q. � .G _ 0 BEEF SENOR 4 Tigard Area Map A N 0\1 0 100 200 300 400 Feet i 1"=314 feet tik / /IIIP A �2� _Al il' City of Tigard L0 Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 http:l(503)6 i.ligard.or.us Community Development Plot date:Apr 5,2005;C:\magic\MAGIC03.APR ST A 14104.75.20.75 am 13190.76.11'75 scan 11N1-arum :.ARa END ream pq6 MPRQEMEMS k 227 '- MOW MIMEO DRIVEWAY • 105'10002 T) 14t50 1 agaNllt AT su'also ...21410_ —_ IC 00 1 rq EX 30.MIMED COOMESNAM ACCESS �SWW PFAFFLE ST .. — ��Ir+-iiw . T i AU- 11\1121 ��i '� ,- — —. nRe411.o6 ITt� 1 � t1 to.'9.' m0 raw d>ae Ala sm. 11010 SwRPF (1. I -6. . • \• RENO*DEMO TREES 1 NEW PAV°PARn2R0 •i /7r MYED .24 EDT --� 4,,_.....,/... .. �1 2 3 �1 NP 11, -,',F-<^,1� //x ��;'i, S. 7 MAN OFFICE 1000 3w 29.05 S 1,475 SE' r lDf ANFA!29.050 SF Gp IJ 412 Si .. 2)+ 1P' 70RAE OfMCE ARM.1100 016 REQUIRED: ,1/� 1. 1000 Y.OR . 11 SP 511.00 .<.Qa�01 THE 0N0 900.1 450 SF ' r/ 1. ?JJ 1N __ IaMIFa EJ6alIV0 4 HAZARDOUS TREES — I.V. 4- 233 1 2.4 I 999 a ', T�GAR T CITY OF D sIT1E PLAN N WELKIN ENGINEERING OFFICE (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2004-00009 CITY OF TIOARD WELKIN ENGINEERING OFFICE Community(Development Shaping (Better Community 120 DAYS = 7/29/2005 SECTION I. APPLICATION SUMMARY FILE NAME: WELKIN ENGINEERING OFFICE CASE NO.: Site Development Review (SDR) SDR2004-00009 PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. OWNER: Jill K. Christensen 293 SW Cervantes Lake Oswego, OR 97035 APPLICANT: Welkin Engineering Attn: Ed Christensen, P.C. 8000 SW Pfaffle Street Portland, OR 97223 LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 00500; ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business.professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies 0 iti, Final Decision: THIS DECISION IS FINAL ON MAY 16, 2005 AND EFFECTIVE ON JUNE 1, 2005 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final 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 Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined tote specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 31, 2005. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. VICINITY MAP MIDM = � 1--- 1 SDR2004-00009 WELKIN - 21110, -iv,_ OFFICE ENGINEERING Hfr-- WM'1E47 _LI Id NM PFAFFLE i ST Q tires l, '411111k Ili — 111"" Ilk 0 A IIN . ii wnrr r w — s•w�.a...a -r= ` SW FAFFLE STS ` ` —W tilt -Viirf., ''''''.i.'0,;, ilial:11612■. i► -- ' ' ' v a . IN MI ir 9 --9 1 44 aTY OF TIGARD t SDR2004-00009 Isrre tou►Fa N WELKIN ENGINEERING OFFICE (Map Is not to scale) IP NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER, NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW �` T CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: April 5, 2005 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00009 Type II Land Use Application FILE NAME: WELKIN ENGINEERING OFFICE PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 8000 SW Pfaffle Street; WCTM 1 S136CD, Tax Lot 500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN.04,bAriVAQTaigli DS AT r_ S QYPM.:i0 1'APRIL 19,2005, All comments should be directed to Mathew Scheidegger, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to Matts(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 5, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. 411 Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within-500-feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." Ur a m as i� —._ - _ ■ a -III . = - na�rr naP W EN ma. IV SDR2004-00009 I go g�M-ome ENGINEERING IP C OFFICE .:Ial..'IIIIIII 111.71/L Imior Mom Ely 111111 Mill IMI • FLE NIL litil T 9 1 �R�i k ..111 0 IA s $3* 0 0 . Ne . MO/mot 12m� / Atilk k City of Tigard -•� .r..Cu.r..- Mv DwabpneM Plot data Apr 5,2055,CMage5AAGIC03 APR ' QURS CO 7' ATTS IVIME MEMORANDUM CITY OF TIGARD, OREGON DATE: 4/29/05 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engin RE: SDR2004-00009 Welkin Office Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distance certification for the shared driveway. The engineer has certified that there is sight distance of greater than 600 feet to the east and over 800 feet to the west of the existing shared driveway, thereby meeting this criterion. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The existing, shared driveway is located approximately 80 feet east of 81st Avenue and 200 feet west of 79th Avenue. The shared driveway cannot be relocated and still serve both properties adequately. Therefore, staff recognizes that the existing location is the best location to provide a shared access, which reduces the number of access points along a Collector. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 1 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. As stated above, the shared driveway is only about 80 feet from 81st Avenue, which is significantly less than the 200 feet required along a Collector. The shared driveway was approved with a previous land use decision on the property to the west of this development. This shared driveway location is the best possible location and reduces the number of access points onto a Collector, therefore the driveway may remain where it is. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 2-lane Collector street to have a 62 foot right-of-way width and 34-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pfaffle Street, which is classified as a 2-lane Collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 31 feet from centerline. SW Pfaffle Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for the full length of the project frontage with the appropriate pavement taper beyond the frontage. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 2 proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future street extensions. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There is no opportunity to provide future street connections due to existing development and access limitations to Highway 99. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 3 The grades along Pfaffle Street do no exceed 5%, therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There is an existing shared access provided onto Pfaffle Street, a collector street. There is not another lower classification street. The applicant is not proposing another access. The applicant shall record a non-access reservation along the frontage of Pfaffle Street, excepting the existing shared driveway. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 4 topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalk with the half- street improvements along the frontage of Pfaffle Street. The sidewalk shall be 8 feet wide with a 5 foot planter strip. The applicant has proposed to construct a portion of the sidewalk behind the curb in order to save a tree near the ROW line. The plans show approximately 54 feet of curb-tight sidewalk that then transitions to a 5-foot planter strip separated sidewalk. This configuration will be allowed in order to save the tree identified as 118 on the applicant's plan sheet 3. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 5 There is an existing 8-inch sewer line in Pfaffle Street. The current building is served by a 4-inch lateral. The applicant indicates that they will upsize and relocate the service in the future. This work will require a connection permit and a plumbing permit. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Developments of this small size are not required to provide on-site detention if the new impervious surface area is less than 5000 square feet. The applicant has indicated that less than 5000 square feet of new impervious surface area will ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 6 be created with this development. The applicant is required to pay the water quantity SDC upon application for the building permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Pfaffle Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It may not be appropriate to stripe a small portion of bicycle lane along the street at this time, but it is appropriate to collect funds for this portion of striping. The amount of the striping would be as follows: • 125 feet of 8-inch white stripe, at $2.50/If $312.50 • 4 Mono-directional reflective markers @ $4.00/ea $16.00 • 1 Bike lane legends @ $175/ea $175.00 • 2 Directional mini-arrows @ $100/ea $100.00 $603.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The standard for a Collector is a 6-foot wide bicycle lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 7 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Pfaffle Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 130 lineal feet; therefore the fee would be $ 4550.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant has not indicated any change to the existing water service. If there are any changes to the existing meter the applicant shall submit plans to TVWD for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 8 Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant must provide revised calculations that show how much of the existing impervious surface area will be treated along with the new impervious surface area. This is a requirement of CWS as of March 2004. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 9 Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.or.us). ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 10 The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). Additional right-of-way shall be dedicated to the Public along the frontage of Pfaff le Street to increase the right-of-way to 31 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Pfaff le Street. The improvements adjacent to this site shall include: A. City standard pavement section for a 2-lane Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 8 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Pfaff le Street in a safe manner, as approved by the Engineering Department. ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 11 A profile of Pfaffle Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to final building inspection, the applicant shall pay $603.50 to the City for the striping of the bike lane along the frontage of Pfaffle Street. The applicant shall either place the existing overhead utility lines along SW Pfaff le Street 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 ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 12 site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 4550.00 and it shall be paid prior to final building inspection. ENGINEERING COMMENTS SDR2004-00009 WELKIN OFFICE PAGE 13 COUNTYWIDE Date: 5 -6 -vim Plans Check No. TRAFFIC IMPACT FEE Project Title: ()tit!",,/ WORKSHEET (FOR NON-SINGLE FAMILY USES) Applicant: Mailing Address: Tax Map No. Site Address: Land Use Category Rate Per Trp Payment Method ❑ RESIDENTIAL $269.00 ❑ CASH/CHECK ❑ BUSINESS/COMMERCIAL $ 68.00 ❑ CREDIT OFFICE $247.00 ❑ BANCROFT(PROMISSORY NOTE) INDUSTRIAL $259.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $111.00 LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) 7/ O f 1-evl • 0 /Orr,rrvo GS1= /Co. 31 BASIS /"/1-,,, G; (/J t S rD /q.p s .PjLocL, SF = /v CALCULATIONS x /1- . 3 / = 3 /. 'j s1 . 3q - 10 h ips - c,2/ j-e- 'ps cz., I X = I s_ 7 ADDITIONAL NOTES PROJECT TRIP GENERATION ROAD AMOUNT TRANSIT AMOUNT ¢¢ TOTAL FEE PREPARED BY Matt Scheidegger-WelkinEngOffice.4-11.'S.DOC Page 1 MEMORANDUM 4111, Awdops 0/ TO: Matt Scheidegger .. FROM: Matt Stine, City Forester RE: Welkin Engineering Office DATE: April 11, 2005 As you requested I have provided some comments on the "Welkin Engineering Office" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. Matt Scheidegger-WelkinEngOffice.4-11-rt'5.00O Page 2 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under"Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or Matt Scheidegger-WelkinEngOffice.4-11-05.DOC Page 3 f combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • As required, the applicant submitted a tree plan. The plan was inadequate though since: o It is not clear if the plan was conducted by a Certified Arborist. o A mitigation plan was not submitted. o A tree protection plan was not submitted. • If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree Matt Scheidegger-WelkinEngOffice.4-11-n5.DOC Page 4 • protection measures. • Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the applicant shall submit cash or other security for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of cash or other security may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash or other security, for two years following final plat approval. After such time, the applicant shall pay the remaining balance as a fee in lieu of planting. 2. Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and Matt 5cheidegger-WelkinEngOffice.4-11-( .DOC Page 5 location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long- term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. If you have any questions please call me anytime. Thank you for requesting my comments on this project. REQUEST FOR COMMENTS '- CITY OFTIOARD Community Development .. ;A Better Community DATE: April 5,2005 - " 1/13: TO: Brian Rager,Public Works Engineering Manager FROM: City of Tigard Planning Division Cyr S — 4 to(c)S STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2431) Phone: (5031 639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW(SOR]2004-00009 ➢ WELKIN ENGINEERING OFFICE REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 19, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: r :Apr Name & Number of Person Commenting: • REQUEST FOR COMMENTS CITY OF TIGARD Community,Development Shaping Better Community DATE: April 5,2005 TO: Barbara Shields,Long Range Planning Manager 10Ja / FROM: City of Tigard Planning Division '1 STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: (503)639-4111/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW[SDRI 2004-00009 WELKIN ENGINEERING OFFICE< REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 19, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: April 5,2005 TO: Val Henzel,Commercial Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW ISOR] 2004-00009 ➢ WELKIN ENGINEERING OFFICE< REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal.in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:, APRIL 19, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: (` " � �, 3n REQUEST FOR COMMENTS CITY OF Community rDe•ve£opment Shaping Better Community DATE: April 5,2005 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x24311 Phone: (5031639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW ISDRI 2004-00009 ➢ WELKIN ENGINEERING OFFICE REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1 ,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 19, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: X 25/ • • REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping i4 Better Community DATE: April 5,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4171/Fax: [5031684-7297 SITE DEVELOPMENT REVIEW ISDRI 2004-00009 WELKIN ENGINEERING OFFICE< REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 19, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: ( Y OF TIGARD REQUEST FOR )MMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: 5 : „--L,r_<t�rms FILE NAME: ri CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ['Central q.East ['South ['West CITY OFFICES k LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official Z.ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer ),..PUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City Recorder k PUBLIC WORKS/Brian Rager,Engineering Manager 7 PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*,TUALATIN VALLEY FIRE&RESCUE • _ TUALATIN VALLEY WATER DISTRICT• _ CLEANWATER SERVICES• Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood(WLUN Form Required) Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps only) Mel Huie,Greenspaces Coordinator(CPA2oA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * OR.DEPT.OF ENERGY(Power-lines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue _CITY OF LAKE OSWEGO fit Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Steve Conway(General Appe.) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Doria Mateja(ZCA)!Asia Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vaoauo0s) _Sr.Cartographer lcprzUlrts+a 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Jim ims,sursey«lzcviusrs _ N Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcccA)"911"iew,00w rou.r.l Sam Hunaidi,Assistant Distnct Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,sr Crossing safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice swvs, C.CCUICr, (If Project is Within'A Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin, Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 -PORTLAND GENERAL ELECTRIC )"NW NATURAL GAS COMPANY _VERIZON -(QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engineering Florence Mott, Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd, Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist, Demographics Alex Silantiev sin 5rrw'v area Con. ) Diana Carpenter coos",N,,,,,,cw, 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h.',patty\masters,Request For Comments Notification List.doc (UPDATED. 3-Feb-05) (Also uodate:i:\curoln\setuo\labels\annexation utilities and franchises.doc when uodatina this document) MAILING RECORDS AFFIDAVIT OF MAILING 46,, 41'CITY OF TIGARD ' Community(Development Shaping f7(Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigard, Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2004-00009/WELKIN ENGINEERING OFFICE ❑ AMENDED NOTICE (File No./Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 16,2005, and deposited in the United States Mail on May 16,2005, postage prepaid. . ., - /-A_ A illitiPe/-9 OP (Person at Pr-.ared Totice) STATE OAF OREGON ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ");) day of \Jufk t---) , 2005. V �1�,, OFFICIAL SEAL 'r SUE ROSS - '' � NOT : PUBLC-OREUON I COMMISSION NO.375152 NOTARY U IC OF ORE6 I N L MY COMMISSION EXPIRES DEC.1,2CY I / _ r -7 r My Commission Expires: / , • EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2004-00009 'L. CITY OF TIGARD WELKIN ENGINEERING OFFICE Community'Deveropment Shaping 11 Better Community 120 DAYS = 7/29/2005 SECTION I. APPLICATION SUMMARY FILE NAME: WELKIN ENGINEERING OFFICE CASE NO.: Site Development Review (SDR) SDR2004-00009 PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. OWNER: Jill K. Christensen 293 SW Cervantes Lake Oswego, OR 97035 APPLICANT: Welkin Engineering Attn: Ed Christensen, P.C. 8000 SW Pfaffle Street Portland, OR 97223 LOCATION: 8000 SW Pfaffle Street; WCTM 1 S136CD, Tax Lot 00500; ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business.professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2004-00009MIELKIN ENFINEERING OFFICE PAGE 1 OF 28 THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED BY THE FOLLOW ING CONDITIONS OF APPROVAL: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. No occupancy of the premises will be allowed until conditions of approval are met and a certificate of occupancy has been issued. Occupancy maybe continued only with compliance with condition #17. 2. Provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. 3. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the accessory structure at the southern end of the property, or move the structure to have a minimum five foot side and rear yard setbacks. 4. Provide a copy of the joint access agreement to be placed in the land-use file. 5. Provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. 6. Submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial properties. 7. Submit plans to show a buffer along the entire east property line equal to the "D" buffering standard as described in Table 18.745.1 in the Tigard Development Code and construct accordingly. 8. Submit detailed plans that show that all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. 9. Provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be reviewed and approved by the City's Arborlst and a member of the City's planning staff. 10. Revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. 11. Provide and implement a plan that shows bicycle parking directional signs on the property. 12. Provide a detail of the bike rack to be used. 13. Provide two bicycle parking stalls on-site. 14. Reduce the proposed parking area to eight stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven based on their location. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 2 OF 28 15. Prior to any site work, the applicant shall install protection measures at the driplines around trees to remain. Should trees not be protected at this stage, the City will assume that these trees are being removed, and mitigation will be calculated on this basis, regardless of whether trees are preserved on site. Protection measures may be modified based on the acceptance of a plan prepared by a certified arborist and reviewed by the City Forester. 16. A final inspection will be conducted by the City Forester to determine whether the tree protection measures were effective and that the preserved trees will remain viable. Should work occur on site in violation of the tree protection plan, the applicant/owner will be issued a stop work order until remediation measures can be determined. Remediation can include, but is not limited to, the penalties outlined in TDC Section 18.790.060. The construction documents shall include a notation to that effect. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 17. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. The applicant is required to obtain the PFI permit within six months of this approval. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). Should this condition not be met within the time limit, occupancy is to be ceased immediately on the date required as a result of this condition. 18. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 19. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 20. Additional right-of-way shall be dedicated to the Public along the frontage of Pfaffle Street to increase the right-of-way to 31 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 21. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Pfaffle Street. The improvements adjacent to this site shall include: A. City standard pavement section for a 2-lane Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 3 OF 28 E. 8 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Pfaffle Street in a safe manner, as approved by the Engineering Department. 22. A profile of Pfaffle Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 23. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 24. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 25. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECT ION: The applicant shall prepare a cover Metter and submit it, along with—any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to final building inspection, the City Forester shall be contacted to conduct a site inspection to ensure the tree protection measures were followed and the preserved trees remain viable. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 27. 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. 28. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as- built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 29. Prior to final building inspection, the applicant shall pay $603.50 to the City for the striping of the bike lane along the frontage of Pfaffle Street. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 4 OF 28 30. The applicant shall either place the existing overhead utility lines along SW Pfaffle Street 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 $35.00 per lineal foot. If the fee option is chosen, the amount will be $4,550.00 and it shall be paid prior to final building inspection. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that the applicant received site development review approval in July of 2001. An extension to the approval was granted until December of 2002. However, the applicant failed to meet the conditions of approval and has been operating an engineering firm from the property without land-use approval since January 1, 2002. The applicant was cited into Tigard Municipal Court in February of 2004 and has been working on compliance for the past year and three months. Vicinity Information: Thy subject site is located on the south side of SW Pfaffle Street near the intersection of SW 79t and Pfaffle Street. The property is zoned C-P with properties to the north, zoned R-7 and R-4.5 residential. Site Information and Proposal Description: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 5 OF 28 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-P: Professional/Administrative Commercial District. The proposed use, general office, is outright permitted in the zone. The present use of the site is a residential dwelling which will be converted. Development Standards: Section 18.520.040.B states that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq. ft. 28,750 s.f. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50' 140 ft. Minimum Setbacks - Front yard 0' 70 ft. -Side facing street on corner&through lots -Side yard - 12 ft. -Side or rear yard abutting more restrictive zoning district - Rear yard 0' 66 ft. - Distance between front of garage & property line abutting a public - or private street. Maximum Height 45 ft ?? Maximum Site Coverage 85% 34% Minimum Landscape Requirement 15% 69% As demonstrated in the table above, the existing building complies with the underlying zone development standards; however, staff cannot verify the building's height. The applicant must provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. It appears that an accessory structure exists at the southeast corner of the property that is approximately four feet from the rear and east side property line. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the structure, or move the structure to have five foot side and rear yard setbacks. FINDING: Based on the analysis above, the underlying zone's development criteria have not been satisfied. If the applicant complies with the conditions below, the standard will be met. CONDITIONS: Provide elevation drawings indicating the height of the existing building does not exceed the maximum height allowed by the zone. Accessory structures must have a minimum of a five foot side and rear yard setback. Therefore, the applicant is required to either remove the structure the accessory structure at the southern end of the property, or move the structure to have five foot side and rear yard setbacks. NOTICE OF TYPE II DECISION SDR2004-00009/VVELKIN ENFINEERING OFFICE PAGE 6 OF 28 B. APPLICABLE DEVELOPMENT CODE STANDARDS Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress, and circulation by means of a 30-foot shared access with the adjoining property to the west (Cameron Plaza). Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of (and satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. According to the applicant, a joint access agreement between the subject property and the adjoining property to the west has been established. The applicant is required to provide a copy of the joint access agreement to be placed in the land-use file. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed buildings will be accessible from SW Pfaffle Street. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Curb cuts will be addressed under 18.810 Street and Utility Improvement Standards. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009M/ELKIN ENFINEERING OFFICE PAGE 7 OF 28 Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On-site pedestrian walkways are proposed between the building entrances and SW Pfaffle Street. Therefore, this standard has been satisfied. 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 applicant has proposed a walkway from the main entrance of the building to SW Pfaffle Street. The proposed walkway crosses the proposed parking area for a distance of 24 feet. The applicant has not addressed how the crossing will be designed or located for pedestrian safety. Therefore, the applicant is required to provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks and walkways, which meets the standard. The final construction documents will need to show walkways with hard surfaced materials. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distance certification for the shared driveway. The engineer has certified that there is sight distance of greater than 600 feet to the east and over 800 feet to the west of the existing shared driveway, thereby meeting this criterion. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 8 OF 28 The existing, shred driveway is located approximately 80 feet east of 81st Avenue and 200 feet west of 79t Avenue. The shared driveway cannot be relocated and can serve both properties adequately. Therefore, staff recognizes that the existing location is the best location to provide a shared access, which reduces the number of access points along a Collector. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. As stated above, the shared driveway is approximately 80 feet from 81St Avenue, which is less than the required 200 feet along a Collector. The shared driveway was approved under a previous land use decision and was not subject to the above standard. This shared driveway location is the best possible location and reduces the number of access points onto a Collector, therefore, this standard is satisfied. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access into the parking lot that provides a minimum of 24 feet of pavement. Therefore, this standard is met. 18.705.030.L. states that the Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: • To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets. • 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 for parking area connections; • To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; A joint access agreement has been established with the development of the property to the west (Cameron Plaza). The existing joint access will require the elimination of the existing driveway at the east side of the property. The applicant has shown the proposed parking area to be accessible from the adjoining property to the west by vehicle. However, the applicant has not addressed pedestrian and bicycle connections between adjoining properties. Therefore, the applicant shall submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial property to the west (Cameron Plaza). FINDING: The access requirements have not been met. CONDITIONS: • Provide a copy of the joint access agreement to be placed in the land-use file. • Provide and implement a plan that shows the proposed walkway to have appropriate landscaping, pavement markings, or contrasting pavement materials where it crosses the proposed access drive. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 9 OF 28 Submit additional information and a site plan that addresses pedestrian and bicycle circulation between the subject site and adjoining commercial property to the west (Cameron Plaza). Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be rea i y detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an office use, which is permitted outright within the C-P zone, and is one of the lesser impacting type uses with regard to the above environmental standards. The applicant has not indicated that the above standards will be met; however, based on the provision of adequate trash and recycling area, addressed further in this decision under 18.755 (Mixed Solid Waste and Recyclable Storage) and the fact that the proposed use is not likely to generate noise, visible emissions, odors, glare and heat, or harbor insects and rodents, this standard is satisfied. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance Standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a plan that shows five (5) street trees (Flowering Pears) along the Pfaffle Street frontage. The proposed street trees will be planted twenty (20) feet apart. Based on the proposed street trees, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009/VVELKIN ENFINEERING OFFICE PAGE 10 OF 28 Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The applicant has indicated in the narrative that all properties surrounding the subject site are used as commercial uses. However, the adjoining property to the east, also owned by the applicant has no land-use approval for anything other than single-family. Therefore, the applicant must provide a buffer along the entire east property line equal to the "D" buffering standard as described in table 18.745.1 in the Tigard Development Code. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's narrative indicates the proposed parking will be screened according to the standard. However, the applicant's plans do not show the proposed parking area to be screened. Therefore, the applicant is required to provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be reviewed and approved by the City's Arborist and a member of the City's planning staff. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has not addressed the screening of service facilities such as gas meters and air conditioners. Therefore, the applicant is required to submit detailed plans that show all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Refuse containers and their screening are addressed below under 18.755 (Mixed Solid Waste and Recyclable Storage). Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Provide a buffer along the entire east property line equal to the "D" buffering standard as described in table 18.745.1 in the Tigard Development Code. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 11 OF 28 Submit detailed plans that show that all service facilities including air conditioning units, HVAC, and gas meters, screened from public view. Provide a landscape plan showing the parking area to be screened according to 18.745.050.E of the development code. The landscape plan must be reviewed and approved by the City's Arborist and a member of the City's planning staff. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen to use the minimum standard method for compliance with the mixed solid waste and recyclable storage. According to the applicant, the existing building contains 1,925 square feet of gross floor area. An office use is required to provide four (4) square feet for every 1,000 square feet of gross floor area. The applicant has indicated that approximately 400 square feet within the existing garage will be used for solid waste and recyclable storage. This criterion has been satisfied. Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container will be located within the existing garage which will be accessed from within the existing building. Therefore, no exterior storage area is proposed. This standard does not apply. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant will be using the refuse containers supplied by the franchise hauler and storing them in the existing garage. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 12 OF 28 FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage criteria have been met. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is directly in front of the existing building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application; therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. This proposal is not considered a mixed-use project as it will contain solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total-long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carppoolsTvanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 13 OF 28 The applicant has shown the proposed parking area to have eleven parking spaces. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant has indicated that there is one ADA handicap space provided. According to the Uniform Building Code (UBC), one space is required. Therefore, this standard is satisfied. DEQ indirect source construction permit: All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: 1. Acquire an Indirect Source Construction Permit; or 2. Investigate the feasibility of installing oil and grease separators This standard is not applicable. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The proposed access drive is clearly marked, and the parking area provides ample room to facilitate a forward entrance onto SW Pfaffle Street. Pedestrian safety within the parking area has been addressed above under 18.705 Access, Egress and Circulation. Therefore, this standard has been satisfied. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop-off grade separated areas within the parking area. Therefore, this standard does not apply. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 14 OF 28 Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has indicated in the narrative that parking stalls will maintain a four inch wheel stop with a three foot bumper overhang area incorporating low lying landscaping material. However, the applicant has not shown wheel stops on the plans. The applicant also has not shown a three foot bumper overhang that incorporates landscaping. Proposed parking stalls one through four are adjacent to an interior sidewalk. Proposed parking stall #1 has the greatest separation from the adjacent walkway, two feet. Therefore, the applicant is required to revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans dimension the parking spaces to show that all spaces will fully conform to standard sized spaces (7.5 x 1605). Staff has scaled off from the site plans submitted to confirm that the proposed parking scheme is feasible. This standard is satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The applicant has proposed bicycle parking within the existing garage at the east side of the property. The applicant is required to provide and implement a plan that shows bicycle parking directional signs on the property. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 15 OF 28 The applicant has not provided a detail of the bike rack to be used; therefore, staff is unable to confirm that this standard is met. The applicant will need to provide a detail of the bike rack to be used. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 gross square feet. Based on the 1,925 square foot office, the proposed office will be required to provide one bicycle rack space. However, Section 18.765.050.E. requires no less than two bicycle parking stalls. Therefore, the applicant is required to provide two bicycle parking stalls on-site. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the proposed 1,925 square foot building, five spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or eight spaces. The applicant has proposed 11 spaces. Therefore, the applicant must reduce the proposed parking area by three stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven, based on the stalls not meeting parking standards. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet; therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Revise the site plan to show the proposed parking stalls to have wheel stops three feet back from the front of the stall. The three feet in front of the wheel stop must be landscaping as proposed in the narrative. • Provide and implement a plan that shows bicycle parking directional signs on the property. • Provide a detail of the bike rack to be used. • Provide two bicycle parking stalls on-site. • Reduce the proposed parking area by three stalls. Due to the configuration of the proposed parking lot, the applicant will be required to remove proposed parking stalls six and seven, based on the stalls not meeting parking standards. Signs (18.780): Chapter 18.780. 130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 16 OF 28 No specific signs have been proposed with the development application. Therefore all subsequent signage will be reviewed through a Type I process and will be subject to the code standards in effect at the time of application submittal. FINDING: Because tenant signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan prepared by Teragan and Associates. According to the arborist's report, there are 26 trees on the site, of which 24 exceed 12 inches in diameter . Of these, three are considered hazardous and are not subject to mitigation requirements. Of the remaining 21 trees greater than 12-iches, three are to be removed. Therefore, the applicant is retaining 86 percent of the trees greater than 12-inches in diameter. According to the mitigation standards, 75 percent or greater retention requires no mitigation. Therefore, this standard is satisfied. FINDING: Based on the analysis above, and the comments from the City's Forester (located under Agency Comments below) the tree removal standards have not been met. If the applicant complies with the conditions below, the standard will be met. CONDITIONS: • Prior to any site work, the applicant shall install protection measures at the driplines around trees to remain. Should trees not be protected at this stage, the City will assume that these trees are being removed, and mitigation will be calculated on this basis, regardless of whether trees are preserved on site. Protection measures may be modified based on the acceptance of a plan prepared by a certified arborist and reviewed by the City Forester. • A final inspection will be conducted by the City Forester to determine whether the measures were effective and that the preserved tree will remain viable. Should work occur on site in violation of the tree protection plan, the applicant/owner will be issued a stop work order until remediation measures can be determined. Remediation can include, but is not limited to, the penalties outlined in TDC Section 18.790.060. The construction documents shall include a notation to that effect. • Prior to final building inspection, the City Forester shall be contacted to conduct a site inspection to ensure the tree protection measures were followed and the preserved trees remain viable. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 17 OF 28 The applicant has indicated in the narrative and the site plan that a clear vision triangle area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Findings have been made on all applicable review criteria within section 18.300, 500,700 and 800 of the Tigard Development Code. However, according to section 18.210.060.A. which states, "Certificate of occupancy required. To ensure completion of the work in the manner and at the time approved, the structure or use shall not be used or occupied for the purposes set forth in the building permit application until the City has issued a certificate of occupancy following completion of the work in substantial conformance to the permit." Section 18.210.060.8. of the Tigard Development Code states, "Prior to the final completion of all work, a certificate of occupancy may be issued for a portion of the structure conditioned upon further work being completed by a date certain." The applicant has been operating an office use from the existing single-family structure since January 1, 2002 without land-use approval, or an occupancy permit. The applicant was issued a summons into Tigard Municipal Court with a court date of March 3, 2004. The applicant has been allowed to operate the existing office use within the subject structure until time of compliance. However, based on the standard set forth by the above mention section (section 18.210.060.A) no commercial structure may be used or occupied without a certificate of occupancy. Therefore, the applicant is required to discontinue all activities within the subject structure until proper permits including occupancy has been obtained. Section 18.360.040: Performance bonds for public improvements. On all projects where public improvements are required the Director shall require a bond in an amount not greater than 100% or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). NOTICE OF TYPE II DECISION SDR2004-00009ANELKIN ENFINEERING OFFICE PAGE 18 OF 28 Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun andr wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The subject building is pre-existing. The above standard refers to the placement of buildings. Therefore, this standard does not apply. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The applicant's building is pre-existing. However, the applicant will be required to provide elevations of the building that show windows, mail box location and light fixtures. The elevation plans will be submitted to Jim Wolf in the Police Department for review and comments. The applicant is required to comply with all police comments regarding upgrades to improve safety. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site takes access from SW Pfaffle Street, which is not a transit route. FINDING: Based on the analysis above, the Site Development Review approval standards have not been met. If the applicant complies with the conditions below, the standards will be met. CONDITION: No occupancy of the premises will be allowed until conditions of approval are met and a certificate of occupancy has been issued. Occupancy maybe continued only with compliance with conditions. D. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SDR2004-00009/IELKIN ENFINEERING OFFICE PAGE 19 OF 28 Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 2-lane Collector street to have a 62 foot right-of-way width and 34-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pfaffle Street, which is classified as a 2-lane Collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 31 feet from centerline. SW Pfaffle Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for the full length of the project frontage with the appropriate pavement taper beyond the frontage. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future street extensions. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There is no opportunity to provide future street connections due to existing development and access limitations to Highway 99. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades along Pfaffle Street do no exceed 5%, therefore this criterion is met. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 20 OF 28 Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial- or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There is an existing shared access provided onto Pfaffle Street, a collector street. There is not another lower classification street. The applicant is not proposing another access. The applicant shall record a non-access reservation along the frontage of Pfaffle Street, excepting the existing shared driveway. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to roviding adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subject site is an interior lot with frontage on to SW Pfaffle Street. Therefore, no blocks are created with this development. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. As mentioned above, no blocks are created as a result of this development. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject lot width is approximately 141 feet. The depth of the subject parcel is 214 feet. Therefore, the lot's depth is less than 2.5 times the average lot width. Therefore, this standard has been satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 21 OF 28 The subject site has approximately 141 feet in width. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalk with the half-street improvements along the frontage of Pfaffle Street. The sidewalk shall be 8 feet wide with a 5-foot planter strip. The applicant has proposed to construct a portion of the sidewalk behind the curb in order to save a tree near the ROW line. The plans show approximately 54 feet of curb-tight sidewalk that then transitions to a 5-foot planter strip separated sidewalk. This configuration will be allowed in order to save the tree Identified as 118 on the applicant's plan sheet 3. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch sewer line in Pfaffle Street. The current building is served by a 4-inch lateral. The applicant indicates that they will upsize and relocate the service in the future. This work will require a connection permit and a plumbing permit. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the develo ment. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendment' ). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. NOTICE OF TYPE II DECISION SDR2004-00009ANELKIN ENFINEERING OFFICE PAGE 22 OF 28 Developments of this small size are not required to provide on-site detention if the new impervious surface area is less than 5,000 square feet. The applicant has indicated that less than 5,000 square feet of new impervious surface area will be created with this development. The applicant is required to pay the water quantity SDC upon application for the building permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Pfaffle Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It may not be appropriate to stripe a small portion of bicycle lane along the street at this time, but it is appropriate to collect funds for this portion of striping. The amount of the striping would be as follows: • 125 feet of 8-inch white stripe, at $2.50/If $312.50 • 4 Mono-directional reflective markers @ $4.00/ea $ 16.00 • 1 Bike lane legends @ $175/ea $175.00 • 2 Directional mini-arrows @ $100/ea $100.00 $603.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The standard for a Collector is a 6-foot wide bicycle lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under.grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 23 OF 28 which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Pfaffle Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 130 lineal feet; therefore the fee would be $4,550.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: I ualatin Valley Water District (TVWD) provides service in this area. The applicant has not indicated any change to the existing water service. If there are any changes to the existing meter the applicant shall submit plans to TVWD for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant must provide revised calculations that show how much of the existing impervious surface area will be treated along with the new impervious surface area. This is a requirement of CWS as of March 2004. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facilit for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, rading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 24 OF 28 Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390): Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial Street system. The applicant will be required to pay TIF's of approximately $5,187 Based on the uses proposed. Based on the estimate that total TIF fees cover 32 percent of the impact, on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $16,209 ($5,187 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $11,022. The cost of the improvements is expected to be $40,600 ($12,600 right-of-way dedication along SW Pfaffle Street + $28,000 for 1/2-street improvements along SW Pfaff e Street). The value of these improvements is greater than the value of the unmitigated impacts; however, the applicant has proposed to complete the necessary improvements. The project cannot be approved unless the project complies with street improvements. NOTICE OF TYPE II DECISION SDR2004-000091WELKIN ENFINEERING OFFICE PAGE 25 OF 28 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and note that the northeast end of the building will require fire rating and parapets to comply with building code requirements. The City of Tigard Urban Forester has reviewed the proposal and has offered comments that can be found in the land-use file under "Request for Comments". The City of Tigard Public Works Department has reviewed the proposal and has offered comments that can be found in the land-use file under "Request for Comments". The City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. The City of Tigard Police Department has reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments: FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. NOTICE OF TYPE II DECISION SDR2004-00009ANELKIN ENFINEERING OFFICE PAGE 26 OF 28 PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. FIRE HYDRANTS — COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing fire hydrants may be as follows: Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved tire apparatus access roadway. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a tire department connection (I-DC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. NOTICE OF TYPE II DECISION SDR2004-00009/WELKIN ENFINEERING OFFICE PAGE 27 OF 28 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 16, 2005 AND BECOMES EFFECTIVE ON JUNE 1, 2005 UNLESS AN APPEAL IS FILED. App eal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON MAY 31, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hail, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. �h •' May_ 16,2_ PREPARED BY: attie�' c i"d r DATA Associate Planner 4101 // May 16 2005 APPROVED BY: Richard H. B ersdorff DATE Planning Manager is\curpin\mathew\sdr\sdr2004-00009(welkin engineering)\sdr2004-00009 decision.doc NOTICE OF TYPE II DECISION SDR2004-00009NVELKIN ENFINEERING OFFICE PAGE 28 OF 28 Q Z 1�� ` I ° ° ° ° o CITY of TIGARD N CO GEOGRAPHIC INFORMATION SYSTEM STEVE VICINITY MAP UI". -,� Aim= �W �� Q SDR2004-00009 >�� �� -� WELKIN ENGINEERING o _I- OFFICE_____Fs. - 2 _q 0 ________, NI I p... _. 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CITY OF TIGARD I SDR2004-00009 CITY OF TIGARD SITE PLAN N WELKIN ENGINEERING OFFICE (Map is not to scale) , .4-- — 'Welkin Engineering, P.C. EXHIBITSL Attn: Ed Christensen SDR2004-00009 8000 SW Pfaffle Street WELKIN ENGINEERING OFFICE Tigard, OR 97223 Jill K. Christensen 293 SW Cervantes Lake Oswego, OR 97035 r AFFIDAVIT OF MAILING CITY�OFTIGARD Community Development Shaping)1 Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2004-00009/WELKIN ENGINEERING OFFICE ID AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 16,2005, and deposited in the United States Mail on May 16,2005, postage prepaid.t k: /noL >ir . - 1 (Person that.•repared Noti STA`itE, OE OREGON ) County of Washington )ss. City of igard ) Subscribed and sworn/affirmed before me on the c�c*\ day of p.Lt_ ` , 2005. '—! OFFICIAL SEAL SUE ROSS �, I ::-.C_ ( , NCr/, - PUBLIC-OREGUN COMMISSION NO.375152 NOTARY U IC OF MEG N I MY COMM:TON IXPIRES DEC.1,�' My Comm- ion Expires: /� -- 1 `C 7 EXHIBIT.. NOTICE OF TYPE II DECISION 411‘. SITE DEVELOPMENT REVIEW (SDR) 2004-00009 a'r` CITY OF TIGARD WELKIN ENGINEERING OFFICE Community(Deve(opment SFiaping (Better Community 120 DAYS = 7/29/2005 SECTION I. APPLICATION SUMMARY FILE NAME: WELKIN ENGINEERING OFFICE CASE NO.: Site Development Review (SDR) SDR2004-00009 PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. OWNER: Jill K. Christensen 293 SW Cervantes Lake Oswego, OR 97035 APPLICANT: Welkin Engineering Attn: Ed Christensen, P.C. 8000 SW Pfaffle Street Portland, OR 97223 LOCATION: 8000 SW Pfaffle Street; WCTM 1 S136CD, Tax Lot 00500; ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business.professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: T THIS DECISION IS FINAL ON MAY 16, 2005 AND EFFECTIVE ON JUNE 1, 2005 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final 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 Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 31, 2005. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 1__ J a VICINITY MAP ___,- j } —.—` ---� SDR2004-00009 WELKIN ENGINEERING OFFICE r ,,,-, ,______A-. __ _____- PFAFFLE ' — ' �--� . ST ��T �\ PG�F� 4011 __, tpargaillt P k 0 II, 11 N OS 0 *00 206 >00 w �� MA nn.w 1'1 III" CA of?lima / '�, • 10010•0•11106.....wr..rw • Arwn -r� \V-PFAFFLE ST ;, -- — Y�a;"""= —-- �_e ?/. 4 4 .. - :ii� d .. �1.1, :141---Th' " 11 -:.'4it4 [74147r I t. FA-. (QTY OF TIGARD I SDR2004-00009 srrz PLAN N WELKIN ENGINEERING OFFICE Is not to scale' 1S136CA-05201 1S136CA-01200 EXH I B ABARCA GUERRERO RAFAEL& COLLETT RAYMON C&WENDY L NAJERA ROSARIO MARICELA& 11280 SW 78TH AVE ABARCA DELAO RAFAEL TIGARD,OR 97223 11185 SW 78TH AVE TIGARD,OR 97223 1 S 136CB-02300 1S 136CD-02200 ALVAREZ ERICK A&DORIS K COSTCO WHOLESALE CORPORATION 11190 SW 82ND AVE ATTN: EXCISE TAX DEPT 111 TIGARD,OR 97223 999 LAKE DR ISSAQUAH,WA 98027 1 S 136CC-00100 1S 136 CD-00600 BARASCH STEPHEN CPD LLC 13836 RIVOLI DR 10720 SW MOPA AVE PALM BEACH GARDEN,FL 33420 PORTLAND,OR 97219 1 S 136 C B-07100 1 S 136CA-03700 BRAY MELODEE C&BRADLEY G CRAUGHAN MICHAEL J&MARCH ETA R 11181 SW 81ST AVE 11260 SW 79TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136CD-01800 1 S 136CA-03000 BRETTLER REAL ESTATE INC DENNY DOUGLAS D&SALLY A BY CAR TOYS 11185 SW 79TH ST 20 W GALER ST#300 TIGARD,OR 97223 SEATTLE,WA 98121 1 S 136CD-01001 1 S 136CB-06700 CHEVRON U S A INC FILIBERTO DAVILA& PROPERTY TAX DEPT PINEDA CLARA L& PO BOX 1392 DAVILA ARMANDO BAKERSFIELD,CA 93302 11287 SW 81ST AVE TIGARD,OR 97223 is 136CB-09400 1S 136C6-06900 CHONGWAY FRANK U&CHRISTINE S FISHEL KAREN M&GREGG C 11242 SW 81ST 11235 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136C D-01002 1S 136CA-05401 CHRISTENSEN JILL K GALLUCCI NAOMI ALVIA TR 293 SW CERVANTES 11285 SW 78TH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1 36 C D-0040 1S1 36CA-03500 CH- T EN JILL K GATES MARIE 293 ,1 RVANTES 11300 SW 79TH AVE E OS • 0,OR 97035 TIGARD,OR 97223 36CD-005 1S 136CB-02200 CHR EN JILL K HADDIX BRYAN S 293 RVANTES 11220 SW 82ND AVE E OSW 0,OR 97035 TIGARD,OR 97223 1 S 136 CB-09100 1S 136CB-06800 HAMILTON BETTY I MACINTYRE JACOB D 11162 SW 81ST AVE 11263 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CB-09200 1 S 136CD-00102 HARTE DORIS JUNE MILLAR TED L TRUSTEE 11190 SW 81ST BY WILLIAM C FLOBERG TIGARD,OR 97223 834 SW ST CLAIR PORTLAND,OR 97205 1 S 136 CA-03200 1S1 36CD-01000 KING MARVIN FRANKLIN& MONAGHAN FARMS INC KING TRACEE SUE 14120 EAST EVANS AVE 11255 SW 79TH AVE AURORA,CO 80014 TIGARD,OR 97223 1S 136CA-03600 1 S 136 CD-00100 KNIGHT ROBERT W PACIFIC CROSSROADS PROPERTIES I 11290 SW 79TH BY WYSE INVESTMENT SERVICES CO TIGARD, OR 97223 111 SW 5TH AVE STE 1100 PORTLAND,OR 97204 1S 136C B-09500 1S1 36CB-02800 LEWIS SUSAN M PETERSEN MARGARET ESTATE 11268 SW 81ST AVE 8035 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-03301 1 S 136CB-01900 LIPNOS TIMOTHY AND ANITA PFAFFLE HELEN N TR 11305 SW 79TH AVE 8225 SW PFAFFLE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-03300 1S1 36CA-03800 LOOS HELEN A REVOCABLE PIDGEON KAREN G&JOHN W LIVING TRUST 11250 SW 79TH AVE BY LOOS HELEN A TR TIGARD,OR 97223 7935 SW PFAFFLE TIGARD,OR 97223 1S136CA-01300 1S136CA-05400 LOPEZ RICARDO BELTRAN& RITTER MICHAEL G&MARIA T LOPEZ DEBELTRAN DOLORES 7825 SW PFAFFLE ST 7775 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-05300 1S 136CB-02100 LOWRY THOMAS &KATHLEEN RORMAN JAMES M&SUSAN M 11225 SW 78TH AVE 11250 SW 82ND AVE TIGARD,OR 97223 TIGARD,OR 97223 is 136CB-06600 1S 136CA-03900 LOWY GAIL E ROWLES EVERETT R 11315 SW 81ST AVE PATRICIA A TIGARD, OR 97223 11200 SW 79TH AVE TIGARD,OR 97223 • 1S 136CB-02000 RUIZ-PRADO CUAUHTEMOC& GERONIMO-RUIZ ROSAURA 8175 SW PFAFFLE ST TIGARD,OR 97223 1 S 136CB-07000 SEARFUS DEBORAH L 11207 SW 81ST AVE TIGARD,OR 97223 1 S 136CA-03100 SHELDON MELINDA L&DUANE C 11215 SW 70TH AVE TIGARD,OR 97223 1S136CB-09300 SPIERING COLLEEN A 17815 NE COURTNEY RD NEWBERG,OR 97132 1S1 36CA-05402 STONE RAWN 11255 SW 78TH AVE PORTLAND,OR 97223 1-136CD-0051 TI e•RD • Y OF 131 ''.W HALL ARD, •R 97223 1 S 136CB-09600 WOO SANG KIL AND OK SON 11300 SW 81ST AVENUE TIGARD,OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 AFFIDAVIT OF MAILING O CITY OF TIGARD Community(Development SltapingA Better Community I, Patricia L. Lun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, 'Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below} E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2004-00009/WELKIN ENGINEERING OFFICE AMENDED NOTICE (File No Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhihlt"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhihit"B", and by reference made a part hereof, on April 5,2005,and deposited in the United States Mail on April 5,2005, postage prepaid. , e-e1-4_9(, ..; 4 7 (Person that(Dr-sar-i Noti ) ST,AgtE oo r 0441EGoN ) County Washington ) ss. �' ? and ) Subscribed and sworn/affirmed before me on the /014) day of , 2005. LCOMM ! jc ( , )> OFFICIAL SEAL P S DEC.i12 , HOTAR P C 0 OREGON / �'-1/� My Co - sion Expires: EXHIBIT..L NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TY O CITY OF TIGARD Community Development ShapingA Better Community DATE OF NOTICE: April 5, 2005 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00009 Type H Land Use Application FILE NAME: WELKIN ENGINEERING OFFICE PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 19, 2005. All comments should be directed to Mathew Scheidegger, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to Mattsci.ticiard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 5, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. • Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled Your Right to Provide Written Comments." 11 .11111.1 VICINITY MAP S I SDR2004-00009 —WELKIN ENGINEERING .o— OFFICE � w L ` t—g FLE —_ \\� ST 61 \\— PG�F\O 1 /Ilil \C� Mr P gg44Iewn• UN gab 1::17"ff.hn'11:1„"..Wat MOW OW not e.ros •":�.V• 1S136CA-05201 1S136CA-01200 EXHIBILL5 ABARCA GUERRERO RAFAEL& COLLETT RAYMON C&WENDY L NAJERA ROSARIO MARICELA& 11280 SW 78TH AVE ABARCA DELAO RAFAEL TIGARD,OR 97223 11185 SW 78TH AVE TIGARD, OR 97223 1 S 136C B-02300 1S1 36CD-02200 ALVAREZ ERICK A&DORIS K COSTCO WHOLESALE CORPORATION 11190 SW 82ND AVE ATTN: EXCISE TAX DEPT 111 TIGARD,OR 97223 999 LAKE DR ISSAQUAH,WA 98027 1 S 136CC-00100 1 S 136CD-00600 BARASCH STEPHEN CPD LLC 13836 RIVOLI DR 10720 SW MOPA AVE PALM BEACH GARDEN,FL 33420 PORTLAND,OR 97219 1 S 136CB-07100 1 S 136CA-03700 BRAY MELODEE C&BRADLEY G CRAUGHAN MICHAEL J&MARCHETA R 11181 SW 81ST AVE 11260 SW 79TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S 136C D-01800 1 S 136CA-03000 BRETTLER REAL ESTATE INC DENNY DOUGLAS D&SALLY A BY CAR TOYS 11185 SW 79TH ST 20 W GALER ST#300 TIGARD,OR 97223 SEATTLE,WA 98121 1 S 136C D-01001 1 S 136 CB-06700 CHEVRON U S A INC FILIBERTO DAVILA& PROPERTY TAX DEPT PINEDA CLARA L& PO BOX 1392 DAVILA ARMANDO BAKERSFIELD,CA 93302 11287 SW 81ST AVE TIGARD,OR 97223 1 S 136CB-09400 1S1 36CB-06900 CHONGWAY FRANK U&CHRISTINE S FISHEL KAREN M&GREGG C 11242 SW 81ST 11235 SW 81ST AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 C D-01002 1 S 136CA-05401 CHRISTENSEN JILL K GALLUCCI NAOMI ALVIA TR 293 SW CERVANTES 11285 SW 78TH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 136CD-0040 1S1 36CA-03500 CH' T EN JILL K GATES MARIE 293 •q . RVANTES 11300 SW 79TH AVE • E OS • 0,OR 97035 TIGARD,OR 97223 36CD-005 1 S 136CB-02200 CHR EN JILL K HADDIX BRYAN S 293 RVANTES 11220 SW 82ND AVE E OSW 0,OR 97035 TIGARD,OR 97223 1S136CB-09100 1S136CB-06800 HAMILTON BETTY I MACINTYRE JACOB D 11162 SW 81ST AVE 11263 SW 81ST AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 CB-09200 1 S 136C D-00102 HARTE DORIS JUNE MILLAR TED L TRUSTEE 11190 SW 81ST BY WILLIAM C FLOBERG TIGARD,OR 97223 834 SW ST CLAIR PORTLAND,OR 97205 1 S 136 CA-03200 1 S 136CD-01000 KING MARVIN FRANKLIN& MONAGHAN FARMS INC KING TRACEE SUE 14120 EAST EVANS AVE 11255 SW 79TH AVE AURORA,CO 80014 TIGARD,OR 97223 1 S 136CA-03600 1 S 136CD-00100 KNIGHT ROBERT W PACIFIC CROSSROADS PROPERTIES I 11290 SW 79TH BY WYSE INVESTMENT SERVICES CO TIGARD,OR 97223 111 SW 5TH AVE STE 1100 PORTLAND,OR 97204 is 136CB-09500 is 136CB-02800 LEWIS SUSAN M PETERSEN MARGARET ESTATE 11268 SW 81ST AVE 8035 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-03301 1 S 136CB-01900 LIPNOS TIMOTHY AND ANITA PFAFFLE HELEN N TR 11305 SW 79TH AVE 8225 SW PFAFFLE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-03300 1S1 36CA-03800 LOOS HELEN A REVOCABLE PIDGEON KAREN G&JOHN W LIVING TRUST 11250 SW 79TH AVE BY LOOS HELEN A TR TIGARD,OR 97223 7935 SW PFAFFLE TIGARD,OR 97223 1 S136CA-01300 1 S136CA-05400 LOPEZ RICARDO BELTRAN& RITTER MICHAEL G&MARIA T LOPEZ DEBELTRAN DOLORES 7825 SW PFAFFLE ST 7775 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 1s 136CA-05300 1 S 136CB-02100 LOWRY THOMAS&KATHLEEN RORMAN JAMES M&SUSAN M 11225 SW 78TH AVE 11250 SW 82ND AVE TIGARD, OR 97223 TIGARD,OR 97223 1S 136CB-06600 1 S 136CA-03900 LOWY GAIL E ROWLES EVERETT R 11315 SW 81ST AVE PATRICIA A TIGARD,OR 97223 11200 SW 79TH AVE TIGARD,OR 97223 1 S136CB-02000 RUIZ-PRADO CUAUHTEMOC& GERONIMO-RUIZ ROSAURA 8175 SW PFAFFLE ST TIGARD,OR 97223 181 36C8-07000 SEARFUS DEBORAH L 11207 SW 81ST AVE TIGARD,OR 97223 1S136CA-03100 SHELDON MELINDA L&DUANE C 11215 SW 70TH AVE TIGARD,OR 97223 1 S 136CB-09300 SPIERING COLLEEN A 17815 NE COURTNEY RD NEWBERG,OR 97132 1Si36CA-05402 STONE RAWN 11255 SW 78TH AVE PORTLAND,OR 97223 1.136CD-005s TI••RD • YOF 131 7.W HALL ARD, •R 97223 1 S 136CB-09600 WOO SANG KIL AND OK SON 11300 SW 81ST AVENUE TIGARD,OR 97223 Welkin Engineering, P.C. Attn: Ed Christensen 8000 SW Pfaffle Street Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\Iabels\CIT East.doc) UPDATED: 23-Feb-04 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2004-00009 Land Use File Name: WELKIN ENGINEERING OFFICE I, Mathew Scheidegger, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did personally post notice of the propose land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said not'ce being hereto attached and by reference made a part hereof, on the L;7---- day of ���.' , 2005. Sig :t e o . rson W' o P rformed Posting h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc WELKIN ENGINEERING OFFICE SITE DEVELOPMENT REVIEW (SDR) 2004-00009 REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1 ,925 square foot residential house into a professional office building on a .66 acre site. LOCATION : 8000 SW Pfaffle Street; WCTM 1 S 136CD, Tax Lot 500 ZONE : C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g . , convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18. 520, 18.705 , 18.725, 18.745 18.755, 18.765, 18. 780, 18. 790, 18. 795 and 18. 810. Further information may be obtained from the Planning Division (staff contact: Mathew Scheidegger, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to Mattsci.tiqard.or.us. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. W' Q ------, CITY of TIGARD > GEOGRAPHIC INFORMATION SYSTEM igA ■ 11.11111111 . AREA MOTIFIED Q �-- _� ■.11.11111 l—■.11111111 .111111101 « ..1111.111 (500') j CC Z ..111 11111 .111111.11 Q ..11111111 Z 311111111 513/5/1311 I IIIIIIIIMPIIIII --- Ie-}�. 1$13/1/11111 011111/500 00— _ ` --- CO 1 - 1$13110111111111 ~ .1$1111111. .1111111111 111$/1111111 � 111111111111 .5101110 _ , �— .11111111» 0$0E- - .111111..1 FOR: Ed Christensen ug1511111 .111Y/N11 111$1011111 PFAFFLE \ — --__ \ sw11m1 41 �,�; ST RE: I S 136CD, 500 rr.,35150/1// 51111151 1113 1 1113 111111111111 Si. ,11111.1.111 `l�C, Q�C3 Property owner information is valid for 3 months from m3111n111 the date printed on this map. 0 Ial]BCC00100 \ 0 - . 55101]]00 / /111P A N L 0 100 200 300 400 Feet 1 14 301 feet,J.A. ,, ::, City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. �" 13125 SW Hall Blvd -yam _ Tigard,OR 97223_____________ ��� (503)639-0171 httpJlwmwr.ci.tlgard.or.us Community Development Plot date:Dec 22,2004;C:Imagic\MAGIC03.APR 1 S 136CA-05201 1 S 136CA-01200 ABARCA GUERRERO RAFAEL& COLLETT RAYMON C&WENDY L NAJERA ROSARIO MARICELA& 11280 SW 78TH AVE ABARCA DELAO RAFAEL TIGARD,OR 97223 11185 SW 78TH AVE TIGARD,OR 97223 1 S 136C B-02300 1S1 36C D-02200 ALVAREZ ERICK A&DORIS K COSTCO WHOLESALE CORPORATION 11190 SW 82ND AVE ATTN: EXCISE TAX DEPT 111 TIGARD, OR 97223 999 LAKE DR ISSAQUAH,WA 98027 1 S 136 C C-00100 1 S 136 C D-00600 BARASCH STEPHEN CPD LLC 13836 RIVOLI DR 10720 SW MOPA AVE PALM BEACH GARDEN, FL 33420 PORTLAND,OR 97219 1 S 136 C B-07100 1 S 136 CA-03700 BRAY MELODEE C&BRADLEY G CRAUGHAN MICHAEL J&MARCHETA R 11181 SW 81ST AVE 11260 SW 79TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S 136C D-01800 1 S 136CA-03000 BRETTLER REAL ESTATE INC DENNY DOUGLAS D&SALLY A BY CAR TOYS 11185 SW 79TH ST 20 W GALER ST#300 TIGARD,OR 97223 SEATTLE,WA 98121 1 S 136CD-01001 1 S 136CB-06700 CHEVRON U S A INC FILIBERTO DAVILA& PROPERTY TAX DEPT PINEDA CLARA L& PO BOX 1392 DAVILA ARMANDO BAKERSFIELD, CA 93302 11287 SW 81ST AVE TIGARD,OR 97223 1S 136CB-09400 1S1 36C B-06900 CHONGWAY FRANK U&CHRISTINE S FISHEL KAREN M&GREGG C 11242 SW 81ST 11235 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 C D-01002 1 S 136CA-05401 CHRISTENSEN JILL K GALLUCCI NAOMI ALVIA TR 293 SW CERVANTES 11285 SW 78TH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1 36 C D-0040 1 S 136CA-03500 CH' T EN JILL K GATES MARIE 293 •f . RVANTES 11300 SW 79TH AVE ' E OS ' 0. OR 97035 TIGARD,OR 97223 36C D-005 1S1 36CB-02200 CHR EN JILL K HADDIX BRYAN S 293 RVANTES 11220 SW 82ND AVE E OSW 0, OR 97035 TIGARD,OR 97223 1 S 136 C B-09100 1 S 136CB-06800 HAMILTON BETTY I MACINTYRE JACOB D 11162 SW 81ST AVE 11263 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1S1 36CB-09200 1S1 36CD-00102 HARTE DORIS JUNE MILLAR TED L TRUSTEE 11190 SW 81ST BY WILLIAM C FLOBERG TIGARD, OR 97223 834 SW ST CLAIR PORTLAND,OR 97205 1 S 136CA-03200 is 136CD-01000 KING MARVIN FRANKLIN& MONAGHAN FARMS INC KING TRACEE SUE 14120 EAST EVANS AVE 11255 SW 79TH AVE AURORA,CO 80014 TIGARD,OR 97223 1 S 136 CA-03600 1 S 136C D-00100 KNIGHT ROBERT W PACIFIC CROSSROADS PROPERTIES I 11290 SW 79TH BY WYSE INVESTMENT SERVICES CO TIGARD, OR 97223 111 SW 5TH AVE STE 1100 PORTLAND,OR 97204 151 36C8-09500 1 S136CB-02800 LEWIS SUSAN M PETERSEN MARGARET ESTATE 11268 SW 81ST AVE 8035 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-03301 1 S 136CB-01900 LIPNOS TIMOTHY AND ANITA PFAFFLE HELEN N TR 11305 SW 79TH AVE 8225 SW PFAFFLE TIGARD,OR 97223 TIGARD,OR 97223 is 136CA-03300 151 36CA-03800 LOOS HELEN A REVOCABLE PIDGEON KAREN G&JOHN W LIVING TRUST 11250 SW 79TH AVE BY LOOS HELEN A TR TIGARD,OR 97223 7935 SW PFAFFLE TIGARD, OR 97223 1 S 136CA-01300 1S 136CA-05400 LOPEZ RICARDO BELTRAN& RITTER MICHAEL G&MARIA T LOPEZ DEBELTRAN DOLORES 7825 SW PFAFFLE ST 7775 SW PFAFFLE ST TIGARD,OR 97223 TIGARD,OR 97223 151 36CA-05300 1S1 36CB-02100 LOWRY THOMAS&KATHLEEN RORMAN JAMES M&SUSAN M 11225 SW 78TH AVE 11250 SW 82ND AVE TIGARD, OR 97223 TIGARD,OR 97223 is 136C8-06600 1S 136CA-03900 LOWY GAIL E ROWLES EVERETT R 11315 SW 81ST AVE PATRICIA A TIGARD,OR 97223 11200 SW 79TH AVE TIGARD.OR 97223 4 1 S136CB-02000 RUIZ-PRADO CUAUHTEMOC& GERONIMO-RUIZ ROSAURA 8175 SW PFAFFLE ST TIGARD, OR 97223 1 S 136CB-07000 SEARFUS DEBORAH L 11207 SW 81ST AVE TIGARD, OR 97223 1 S 136CA-03100 SHELDON MELINDA L&DUANE C 11215 SW 70TH AVE TIGARD,OR 97223 1 S 136CB-09300 SPIERING COLLEEN A 17815 NE COURTNEY RD NEWBERG,OR 97132 1 S 136CA-05402 STONE RAWN 11255 SW 78TH AVE PORTLAND, OR 97223 1-136CD-005• TIe•RD • YOF 131 ''.W HALL ARD, •R 97223 1 S 136CB-09600 WOO SANG KIL AND OK SON 11300 SW 81ST AVENUE TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 Dec 21 04 02: 13p Welkin Engineering P. C. 503-598- 1868 p. l 12/21/2004 12:55 5036241 TIGARD BUILDING f PAGE 01/01 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DNtSION 1312S SW HALL BOULEVARD CITY OF PO RD TIGARD, OREGON 97223 ems, , Aiop„v„t PHONE: 5R3-639-II71 FAX: 503-6847297 (Attu: Patty/Punning) s A43etterf�xnmoty RinUiST FOR 5•00-FOOT PROPE=RTY ONN&R l'r1tAILI,N,G LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: .tea .r FL E. S7` /3 i 3 CW 660 1--7.gle0 97223 PLEASE BE WARE THAT ONLY I SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means f an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the form of -posts a stamps (no metered envelopes and no return address) and resubmitted to the City. for the pupose of providing notice to property owners of the proposed land use application and the decision. The 11 sets of envelopes must be kept separate. The person listed below will be cared to pick up and pay for the labels when they are ready, CF(< :X503) 38U — s3 z NAME OF CONTACT PERSON: EZ jv�,L;, ,f PHONE: -603 598'- ' r' FAX: 5D3 � This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact called to pick up their request that will be placed in Will Calf" by their last name, at the Communiitty Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to Eint one set of labels by the number of sets requested. EXAMPLE COST FOR THIS REQUEST I 4 sheets of labels x$2/sheet-5B OQ x 2 sets- 316.00 shell(s)of!abets x$2/sheef=S 4i x sets= 2 sheets of labels x 52/sheet tot interested parties s 2 sets- S 4.00 L sheet(s)of labels x 82/sheet for Interested parties=$ x / _ GENERATE LIST = GENERATE LIST TOTAL = S331 pp /'� TOTAL = CITY OF TIGARD 12/22/2004 13125 SW Hall Blvd. 3:45:29PM A�,���. i��, Tigard,Oregon 97223 __ (503) 63 9-417 1 Receipt #: 27200400000000005484 - Date: 12/22/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc.-25.0000 @$1.0000 100-0000-438000 25.00 Line Item Total: $25.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check WELKIN ENGINEERING,P.C. CAC 3446 In Person 25.00 Payment Total: $25.00 cReceipt.rpt Page 1 of 1 1S136CD-00500 CHRISTENSEN JILL K 293 SW CERVANTES LAKE OSWEGO, OR 97035 j PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File#b'Dk c O+ (.1) 'j Other Case # Date (;!8-0(1 By C Receipt# -'t oa`f —afo41-3 City X Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) ❑ Minor Land Partition (II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ® Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LUCA!ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address it available) 6u) P A-1c LI_ 'S r. 77‘747c0 02 9 7-z -z 3 TAX MAP& TAX LOT NOS. TOTAL SI I E SIZE ZONING CLASSIFICATION (�. 69 Co (-A-L.- C P APPLICAN V AJ(/</Ai /2 A1�t 1/,'�)QtAir17 , R C MAILING D//DRESS/CITY/SlATE/ZIP � � �+ C 1 C7{ Cb PHONE NO. 3 UU ��✓a C.!z� v FAX N 0 � .7 2.13 PRIM COPT CT PERSON U. Iry Zls• ( -03) CQ-- /_& $ e PROPERTY OWNER/DEED HOLDER(Attach list if more than one) • MAIL N DURESS/CITY/S1A ZIP 21 3 sAt] ae-/Adep-c5-77. 4,4w21_ es>Jri o y 7 d I C--S RO• / FAX NU. (56 3) 6 3G. • S-O, 5d 3 60 3(0 4-/-70 • *When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. TheLoWners must sign this application in the space rovided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY-(Please be specific) c_5nt—CE- ` H 0 APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 4 ' I Piteyfri ber Le/ 7 b/ O! ner's Signature Date jt-1 r= //Poor Owner's Signature Date • Owner's Signature Date Owner's Signature Date 7Si9nature Date 6 %7 `7 tlAg nt/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: ❑' Completed Master"Land Use Permit" Application with property owner's signature or name of agent and letter of authorization ��-❑ Title transfer instrument or grant deed II'/ Written summary of proposal P Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing li st be prepared by the City for a minimal fee (see request for 500' property owner mailing list form) i�e,(i. tt. F 1 Z !O ❑ Documentary evidence of Neighborhood Meeting for T following: Site Developmen eview, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. ❑—, Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets 1 i Service Provider Letter [� Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Elr Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): Vicinity Map ❑r Preliminary Grading/Erosion Control Plan Ldj Existing Conditions Map 5/ Preliminary Utilities Plan ❑/ Subdivision Preliminary Plat Map GYr Preliminary Storm Drainage Plan p' Preliminary Partition/Lot Line Adjustment Plan Of Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations &floor plans) E9�j Landscape Plan ❑ Sign Drawings 5 Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 CITY OF TIGARD 6/18/2004 13125 SW Ha11 Blvd. 3:31:06PM A. Tigard,Oregon 9 72 23 A LI (503) 63 9-4 17 1 Receipt #: 27200400000000002643 Date: 06/18/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2004-00009 [LANDUS] Site Development Rev 100-0000-438000 3,423.00 Line Item Total: $3,423.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pa'- Check MT HOOD VALLEY CAC 1014 In Person 3,423.00 PROPERTIES LLC Payment Total: $3,423.00 MT. HOOD VALLEY PROPERTIES LLC 1014 293 CERVANTES LAKE OSWEGO,OREGON 97035 le X 45 Oq 24-22/1230 3246 DATE I ODER O ' e5. -) 77 J 1 $ 5 i/�01 3,6z) /Ai IA U. I AJ/. /I I ' A.-,-•.i0.:4 i►,i "`" CO • nk usbank com JILL CHRISTENSEN,MEMBER • FMSirSonia Giremm FORp1UJ`� r' i /- — - -- .I Page 1 of 1 cReceipt.rpt June 7,2004 JO: 97-112.01 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: SDR 8000 SW Pfaff le St. I, Jill Christensen, do hereby consent to Welkin Engineering, P.C. acting for me as the applicant for this Site Development at 8000 Pfaff le Street, in Tigard. Sincerely, ILJ . � .' iL�t� Jill i hristenn 141, PLIDCt- 1,LC - Name of Applicant Welkin Engineering, PC Address or General Location 8000 SW Pfaffle St. AFFIDAVIT OF MAILING p I, _ affirm that I am (represent)the party initiating interest in a proposed A;:€-zcf 0`-C ! affecting the land located at roz,o 540 fr-74igc(-47-ev'. by the idelines set out by the Planning Department for Tigard, did on the day of 4 20 D personally mail notice indicating that the site may be proposed for a _S; ._ 1 eat e , �i1/`v i ..E.171ice4J application. Subscribed and affirmed, before me this Ffh day of p r 1. J , 2004. C aci Notary Public for the State of Oregon My commission expires: Lee �007 County: W G.- 31r\:1 r\y0\c-N 1----"< +AL SEAL .. 1/4.."."-.:‘,-,4; �� �ii?FFM • " � COMMISSION NO.369918 -- MY COMMttSSION EXPIRES JUNE 24,2007 Name of Applicant Welkin Engineering,P.C. Subject Property: Tax Lot(s) 500 Tax Map(s) 1 S 1 36 CD Address or General Location 8000 SW Pfaffle St. AFFIDAVIT OF POSTING NOTICE I, Edward Christensen , do swear or affirm that I am (represent)the party initiating interest in a proposed Professional Office Building affecting the land located between the intersections of SW 81"Ave., and SW 79th Ave.,on the south side of SW. Pfaffle St.,Portland,Oregon, and that pursuant to Ordinance 2050, Section 126, and the guidelines set out by the Planning Director, did on the day of April , 2004 personally post the notice indicating that the site may be proposed for a City of Tigard Development application. The sign was posted at SW Pfaffle St. (state location on property) This L day of April ,200.. _,6_____________ i Signature Subscribed and sworn to, or affirmed, before me this l� day of Irl I , 200w yc..., //,774,-..",------____ +•. OFFICIAL EAL Notary Public State of Oregin w ` nlarAl�,, 3uc OREGON `,4,, COMA' IN N0.369916 , My commission expires: 0 . // MY COMMISr'`'• JUNE 24,2007 P:\CLIENT FILES(by job#)\1997\97-112.01 Welkin\Documents\PostingAffid.wpd Welkin Engineerin ,. 2.C. 8000 SW Pfaff le Street TRANSMITTAL Portland,Oregon 97223 DATE JOB NO. TO: 10-12-04 97-112.01 City of Tigard ATTENTION Matt Scheidegger RE: 8000 SW Pfaff le-SDR 2004-00009 RL1 L�1 vcIJ OCT _t 2 2004 CITY oi TIGARD WE ARE TRANSMITTING THE FOLLOWING BY: Mail X Messenger _ Other 1 3 Revised Site Develo•ment set with landsca•e II:htin• tree •rotection miti•ation •lans 2 1 Revised Narrative 3 1 Deed Proof of ownershi. 4 1 Co. of •re-a• • notes 5 1 Nei:hborhood meetin:• affidavits and notes 11.1111111.111111 •. qnd ArborIs4 g ..- or- AS INDICATED BELOW: X For approval _ For your use _ As requested _ For review and comment REMARKS: CC: file SIGNED BY: 4 1 KC Schwartzkoph Phone: (503) 598-1866 Fax: (503)598-1868 Email:WelkinPC@comcast.net • A . • SLP. 30. 20+04 1 :23PM I RANSNAI lUN I l I Lt NU. 141 t v_ Translation , , 'Me Age,/ElO r, TRANSNATION TITLE AGENCY OF OREGON 5005 SW Meadows Road Suite 130 Lake Oswego, OR 97035 Ph:(503)684-0565 Fax:(503)684-0851 MBank Attn: Rod 17437 SW Boones Ferry Rd #100 Lake Oswego, OR 97035 Date Prepared: September 23, 2003 PRELIMINARY TITLE REPORT FOR ISSUING TITLE INSURANCE ORDER NO : 4335805eo ESCROW NO. 4335805eo PARTY REFERENCE : Christensen, Jill K PROPERTY ADDRESS: 8000 SW Pfaffle St Portland OR 97223 OTHER REFERENCE : TRANSNATION TITLE AGENCY OF OREGON is prepared to issue title insurance as of the effective date and in the form and amount shown on Schedule A, subject to the conditions, stipulations and exclusions from coverage appearing in the policy form and subject to the exceptions shown on Schedule B. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued and the full premium paid. This report is for the exclusive use of the persons to whom it is addressed. Title insurance is conditioned on recordation of satisfactory instruments that establish the interests of the parties to be insured; until such recordation, the Company may cancel, amend, or supplement this report for any reason. Thank you for placing the order with us. If you need assistance with this report, please contact: Diane Whitney, Title Officer, Phone: (503) 256-7151 Fax: 262-4713 • * SEP. 30. 2004 1 : 24PM I RAN`7NA I ION I ; I P: NU. 141b Y. i/b PRELIMINARY TITLE REPORT DATED September 23, 2003 ORDER NO. 4335805eo SCHEDULE A, Page No. 1 1. The effective date of this preliminary title report is 5:00 P.M. on September 8, 2003 2. The Policy or Policies to be Issued: Policy/Endorsement Description Charge ALTA Standard Lender's for $150,000.00 $ 468.00 (Reissue Based on Prior Liability of $170, 00.00) Local Govt. Lien Search 50.00 3. Title to the land described herein is vested in: JILL K. CHRISTENSEN 4. The land referred to in this report is described as follows: As fully set forth on Exhibit "A" attached hereto and by this reference incorporated herein, St N, 3U. 1UU4 1 : 14VW I00 AI ,UN I1ILt NU. L41 r. 4!D PRELIMINARY TITLE REPOF 'ATED September 23, 2003 IDER NO. 433b8Ubeo SCHEDULE B, Page No. 1 Except for the items properly cleared through closing, the proposed policy or policies will not insure against loss or damage which may arise by reason of the following: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public recorde but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3 . Easements, claims of easements or encumbrances, not shown by the public records; reservations or exceptions in patents or in acts authorizing the issuance thereof; water rights, or claims or title to water. 4 . Any lien, or right to a lien, for unemployment taxes, workman's compensation, services, labor, equipment rental or material, heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose. 6. 2003-04 taxes, a lien in an amount to be determined, but not yet payable, 7. Municipal liens, if any, imposed by the City of Tigard. We find none per the public records as of September 8, 2003. 8. The rights of the public in and to that portion of the herein described property lying within the limits of roads and highways. 9. Trust Deed, to secure an indebtedness in the amount shown below, and any other obligations secured thereby, Dated : August 4, 2000 Recorded : August 8, 2000 Recorder's Fee No : 2000063510 Grantor : Jill K. Christensen, a married woman Trustee : Fidelity National Title Insurance Company of Oregon Beneficiary : Equity One, Inc. a Delaware corporation Amount : $152,000.00 Loan No. : 00235563 Affects additional property The beneficial interest in the above trust deed was assigned by instrument, Recorded : June 3 2003 Recorders Fee No. : 2003-089438 To : Mortgage Electronic Registration Systems, Inc. (continued) • SEP. 30. 2004 1 : 24NM ! KAN NA :UN ' 1 Lt iiu. (4I r. i/ 0 SCHEDULE B, Page No. 2 Exceptions, Continued Order No.: 4335805eo 10. An easement created by instrument, including the terms and provisions thereof, Dated : May 24, 2002 Recorded : July 17, 2002 Recorder's Fee No. : 2002-080395 In Favor Of : Adjacent property owners For : Driveway 11. Easement Agreement, including the terms and provisions thereof, Dated : February 7, 2003 Recorded February 11, 2003 Recorder's Fee No. : 2003-020020 NOTE 1: We find no unsatisfied judgments, state or federal tax liens against the vesteee herein. NOTE 2: Taxes paid in full for the year 2002-03, Total Amount $2,945.87 Levy Code : 23-81 Account No. : R0284178 Map No. : 1S136CD-00500 Affects additional property End of Report NLL/nil NOTICE: Recording fees - SUBJECT TO CHANGE WITHOUT NOTICE COUNTY FIRST PAGE EACH ADDITIONAL PAGE Multnomah $21.00 $5.00 Washington 22.00 5.00 Clackamas 26.00 5.00 NOTE; Line of Credit Documents are considered as an extra document and will be charged as an extra page. StP, 30. 1pOa 1;14 NM K A N S N A l l U N i t t ry U / 4 r, of the an 0/0 ExHie- p„Legal Description at the re_en acorner °f the Vest line af the a eOr9e R$�$rdgZonation a rn m No. 38 in Township South, Range 2 Willamette A erL2 $n° In the County Washington s ova t e, thence er lY along the we t 1im of the said Zonation Claim 417. 78 feats thence 89°48° East 382 along North Nona of the C. X. pia ��Per�� to ar be danain f the tr act herein described; thence South East 0'15 feet to an iron pipe; thence South E 3 de�2 4g rOr pipe; thence North q°� a i feet; thence N h ��Nes� 23 0'0 a t aioA original N°rth Nape °f the C. R. � affproperty t o f he rye point beginning.cEpTTNG � FQ oN d strip laud gl deer a �n the East 2 feet t he W along the end �tg above d�r ibe d Proffer Y Y3nd in the gd'F T ExCEpT=NG 2WERRYROR the property 1edai sY described as#o1Z° B#�snd a r �/g inch iron rod with a Yell Plasm e cap �scribed��� �t he Southwest corner that tract of Zan sOri bEd u�t rc = 1a Deed rt• 9 p„31 3$6 w recorded at the Was t �k°n� Y Deed Records: thence 1° h 23°e 0°54 r al on to a s � a id desa sb A arc S° a distance 3 a3. �8 inch rO d with ye//ow described s ti cap iascr ibed °G t 1 Pro 1989”, thence South Zest a3a feet t0 a S/hs i d with k °� A C$p xn rIb cd 40 Z. S 19 89 � inch line Iron ra� of land in recorded Document 82x11$ pd 5$bm3nd the tie point og b thence c°nrsnuing South 89°29'37" East said g 58 iron rod is Ye1IQw Pl$stsc c4p p ed nc� 8 n n the East of said tracts thence °al P eat along a Z��g feet to t$ o t corner gs idr$ct;�t N° .h9°3i°2 West ao n the Sof said tract. /29.92 to Southwest corner a tract; ca Nor e a e Pasr a ° the Wear linf said tr c2 Q.g' feet to the true 8a, n°f lend YtQT 71 �$CBP that � °n of said st rip of /and lying within the right.� of said Ag fRand,F $g NO that portion described .in Dedication Deed, recorded°aoa as .44) No• 300OZ77z0, Welkin Engineering, P.C. 13 PLANNERS ® ENGINEERS E SURVEYORS June 7, 2001 JO: 01-109.01 SUBJECT: 8000 S.W. PFAFFLE ST., TIGARD, OR NEIGHBORHOOD MEETING NOTES The meeting was held on: May 4, 2004 at City of Tigard Red Rock Creek Room 13125 SW Hall Blvd. Tigard, OR 97223 6:00 p.m. to 7:00 p.m. In attendance were six neighborhood residents. They were shown the site plan and told about the uses of the site. It was explained that there would be minimal site improvements and that the existing structure would remain. They were told the project scope, timing, and who would occupy the building. It was explained that the improvements on Pfaff le Street would include curb, gutter, sidewalk and landscaping improvements. Neighborhood Issues: 1. The major focus of one of the residents was to insure that the parking lot landscaping would screen the vehicles, and that street trees would be placed along Pfaffle Street; 2. They were concerned about a C? use in a residential area; and 3. The timing of the Pfaffle improvements. The development team assured the residents that the Tigard Community Development Code (CDC) design standards would be adhered to in the development of this site. The meeting adjourned at 6:50 PM. P:\CLIENT FILES (by Job #)\11997\97-112.01 WeIkin\Planning file\Report File\NHM NOTES.wpd Welkin Engineering, P oC •. , , c MAY 4, 2004 30:97-112.01 PROPOSED REZONE S.W. PFAFFLE ST., TIGARD, OR ATTENDANCE: Name Address Phone Number 1. 13RYAkt )-)ArD)x l 1220 SW S2k)47/1-✓g._ c 3) (2 4 -26:17 2. „c(ii. rolGu� I(? O sv 1 S52)`91,6,-v- 6,E4-14 -55-?5- 3. �./A4--Gd, , , 4 y //,-,?-q.2 .56) g7 _ (5.) X11 . 2`7 4. G P\ L Lowy 1/ 31S SW ( s ) .1 •L',S®• 070/ 5. C• E-f k Pie---,4. Sc c-c 6 71..6 _'!V 4/./eC../ ,V4 A-v. /O x 57 Z/d 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 8000 SW Pfaffle Street,Portland,Oregon 97223 Phone(503)598-1866 Fax(503)598-1868 Email: welkinpc @comcast.net ,j/arrcLIiV2 APPLICATION FOR SITE DEVELOPMENT REVIEW FOR C 8000 SW PFAFFLE STREET RECEIVED TIGARD, OREGON l 2005 February 17, 2005 CITY OF T Case File No.: pIANNr'vGi j SDR 2004-00009 Applicant: Mt. Hood Properties, L.L.C. 293 SW Cervantes Lake Oswego, OR 97035 p (503) 526-9697 Applicant's Representative: Ed Christensen, P.E. Welkin Engineering, P.C. 8000 Pfaffle Street Portland, Oregon 97223 p (503) 598-1866; f(503) 598-1868 Comprehensive Plan Designation: General Commercial Zoning Designation: C-P Planned Use: C-P Involvement Team: East Location: Tax Map 1 S 1 36 CD; Tax Lot 500. The site is located between the intersections of SW 81st Avenue and SW 79th Avenue on the south side of SW Pfaffle Street. Submittal Date: Resubmittal Dates: June 8,2004 Oct. 12, 2004; Dec. 27, 2004; Jan. 14, 2005; Feb. 17, 2005 INTRODUCTION CHAPTER 18.390 This application is for site development review for a conversion of an existing 1,925 square foot house into a professional office building in the C-P district. The development will occur on an existing lot of record; Tax Lot 500,Tax Map 1S 36 CD. This parcel is currently zoned C-P and professional offices are an allowed use. The site is bordered on the west by 8060 SW Pfaffle Street, a newer office building and is between the intersections of SW 79th Avenue and SW 81st Avenue. SW Pfaffle Street is a two- lane minor collector street. There are curbs in place along the majority of the north side of the street with intermittent sections of sidewalk on both sides of the street. The frontage of this parcel on SW Pfaffle Street is currently partially improved, but as part of this proposal, dedications will be granted to increase the existing 25-foot half-width right-of way to the comprehensively planned 31-foot half-width. The existing pavement will be expanded to 20 feet, to match the recently constructed 8060 SW Pfaffle improvements. The city has requested that an 8 foot sidewalk be constructed,but matching the adjoining development would allow for a 6-foot sidewalk and curbs will be provided on the south side of SW Pfaffle Street along the frontage of this property. Access to the proposed site will be via an existing 30-foot commercial approach on SW Pfaffle Street currently serving 8060 SW Pfaffle Street. This driveway was constructed with the 8060 SW Pfaffle Street building to serve the future development of 7920 and 8000 SW Pfaffle Street through a shared access when they converted to CP uses. The other sides the site is bordered on the east by the 7920 SW Pfaffle Street, a single-family residence and is bordered on the south by Cash& Carry. The Cash& Carry maintains a 20-foot setback on its property. No building improvements are contemplated with this application. The site is designed to provide 11 total parking spaces. Ten of these spaces will be standard, 1 will be a van accessible handicap space. The impervious area on this site will be increased by 3,748 sf., including frontage improvements. Therefore, neither water quality nor detention requirements apply to this development. The site slopes gently downward from the south to the north. Utilizing this natural topography, the building is placed on the southerly portion of this parcel. All drainage will flow northwestward to a water quality swale. A detention pond will not be required because the new impervious area(3,748 sf.)is less than 5,000 sf. Approximately 69%of the remainder of the site will remain landscaping. DEVELOPMENT REQUIREMENTS CHAPTER 18.360 SITE DEVELOPMENT REVIEW The following narrative is required under the Site Development Code. Pursuant to our Preapplication Conference notes, the following Sections are herein addressed: 1. Impact Study Chapter 18.390.040 and 18.390.050; 2. Access Chapter 18.705 and 18.765; 3. Walkway Requirements Chapter 18.705.030; 4. Buffering and Screening Chapter 18.745; 5. Landscaping Chapter 18.745, 18.765 and 18.705; 6. Parking Chapter 18.765.040; 7. Bicycle Racks Chapter 18.765; 8. Signs Chapter 18.780; 9. Tree Removal Chapter 18.790.030.c 10. Mitigation Chapter 18.790.060.e 11. Clear Vision Area Chapter 18.795 12. Addt. Lot Dimension Chapter 18.810.060 NOTE: ALL CRITERIA ADDRESSED HEREIN, MAY NOT FOLLOW THE INDEX ABOVE. IMPACT STUDY TDC § 18.390.040 (B) (2) (e) prescribes the following"impact study": "The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development." Transportation system impacts - The proposed development is expected to generate 3 and 4 vehicle trips during the AM and PM peak hours, respectively, and 21 trips during an average weekday. Based on results of the traffic impact analysis performed by Lancaster Engineering,traffic generated by this facility will not significantly decrease level of service, increase vehicle delay, or increase stopped queue lengths at any nearby intersection. There will be no significant impacts from this project on the transportation system. Drainage system impacts - Runoff from the parking area will shed from the site in a manner identical to the pre- developed condition,be collected in a shallow swale, and discharged into a new public storm water pipe in SW Pfaff le St. Less than 5000 SF of new impervious area will be created, therefore detention is not required. The roof runoff will continue to be discharged into the existing public system in SW Pfaffle St. as well. There will be no significant impacts from this project on the storm water system. Park system impacts- The proposed development will generate minimal, if any, impacts to the City's park system. Water system impacts - The number of fixtures within the existing building(10 equivalent fixture units of demand),necessitate one 3/4"water service. The existing 8" diameter ductile iron main water line is available in SW Pfaffle St., and capable of supporting the expected demand for potable, fire, and irrigation. The subject property's proportionate impact on the existing water system is insignificant. Sewer system impacts - Sanitary waste will be conveyed to the existing public system via the existing 4" pipe. The service will be resized to 8" and relocated in the future to accommodate the proposed building. The subject property's proportionate impact on the existing sewer system is minimal. Noise impacts - The proposed development will generate minimal, if any, noise impacts in proportion to the surrounding facilities, road system, and residences. Dedication Requirements- Five feet of right-of-way will be dedicated along the north(SW Pfaffle St.) which connects to SW Hall Blvd. to the west and to SW 78th Avenue to the east, in accordance with the City of Tigard Planning Department requirements. Decision-Making Procedures 18.390-1 SE Update: 10/04 Chapter 18.390 DECISION-MAKING PROCEDURES Sections: 18.390.010 Purpose 18.390.020 Description of Decision-Making Procedures 18.390.030 Type I Procedure 18.390.040 Type II Procedure 18.390.050 Type III Procedure 18.390.060 Type IV Procedure 18.390.070 Special Procedures • 18.390.080 General Provisions 18.390.010 Purpose A. Purpose. The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the City, the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320 - 18.385 has been assigned a specific procedure type. RESPONSE: The applicant understands the requirements of this section. 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types.The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The Director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the City in accordance with existing state law, and are codified in Section 18.390.070. B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the Director without public notice and without a public hearing; RESPONSE: N/A. 2. Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; RESPONSE: The applicant understands the requirements of this section as it applies to the application. 3. Type III Procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type III actions are decided by either the Hearings Office(Type III-HO) or the Planning Commission(Type III-PC), with appeals to or review by the City Council; RESPONSE: N/A. 4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislative matters involve the creation, revision, or large-scale implementation of public policy. Type IV matters are considered initially by the Planning Commission with final decisions made by the City Council. Decision-Making Procedures 18.390-2 SE Update: 10/04 RESPONSE: N/A. C. Summary of permits by decision-making procedure type.Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. TABLE 18.390.1 SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROCEDURE Type Permit/Land Cross-Reference(s) I (18.390.030) Accessory Residential Units 18.710 Development Adjustments 18.370.020 B2 Home Occupation/Type I 18.742 Landscaping Adjustments - Existing Street Trees 18.370.020 C4a; 18.745 -New Street Trees 18.370.020 C4b; 18.745 Lot Line Adjustment 18.410.040 Minimum Residential Density Adjustment 18.370.020 C2; 18.430; 18.715 Nonconforming Use Confirmation 18.385.030A; 18.760 Parking Adjustments -Reduction of Minimum Parking Ratios 18.370.020 C5c; 18.765 in Existing Developmts/Transit Imp. - Reduction in Stacking Lane Length 18.370.020 C5g; 18.765 Signs -New 18.780 - Existing 18.780 Site Development/Minor Modification 18.360.090 Temporary Uses - Emergency Uses 18.785 - Seasonal/Special Uses 18.785 -Temporary Building 18.785 -Temporary Sales Office/Home 18.765 Tree Removal - Removal Adjustment 18.370.020 C7; 18.790 - Removal Permit 18.790 Wireless Communications Facilities -- 18.370.040 C8b; 18798 Setback from Other Towers Decision-Making Procedures 18.390-3 SE Update: 10/04 Type Permit/Land Cross-Reference(s) II(18.390.040) Access/Egress Adjustment 18.370.020 C3b Conditional Use/Minor Modification 18.330.030 Historic Overlay - Exterior Alternation 18.740 -New Construction 18.740 -Demolition 18.740 Home Occupation/Type II 18.742 Land Partitions) 18.420.050 Parking Adjustments -Reduction in Minimum Parking Ratios 18.370.020 C5a; 18.765 - Reduction of Minimum Parking Ratios 18.370.020 C5b; 18.765 in New Developments/Transit Imp - Increase in Maximum Parking Ratios 18.370.020 C5d; 18.765 - Reduction in Bicycle Parking 18.370.020 C5e; 18.765 -Alternate Parking Garage Layout 18.370.020 C5f; 18.765 Sensitive Lands Permits -In 25%+ Slope 18.775 -Within Drainage ways 18.775 -Within Wetlands) 18.775 Sign Code Adjustment 18.370.020 C6; 18.780 Site Development Review -New Construction 18.360.090 -Major Modification 18.360.090 Subdivision Without Planned Development1 18.430.070 Variances 18.370.010C Wireless Communication Facilities -- 18.370.020 C8a; 18.798 Adjustment to Setback from Residences Appeals to Hearings Officer 18.390.040G IIIA (18.390.050) Conditional Use Hearings Officer- Initial 18.330.030 - Major Modification 18.330.030 Decision-Making Procedures 18.390-4 SE Update: 10/04 Type Permit/Land Cross-Reference(s) Sensitive Lands - Within 100-Year Floodplain 18.775 - In 25%+ Slopel 18.775 - Within Drainagewaysl 18.775 - Within Wetlands 1 18.775 IIIB (18.390.050) Historic Overlay (Planning Comm.) - District Overlay 18.385.O10A; 18.740 - Removal of District Overlay 18.385.O10B; 18.740 Planned Development - With Subdivision 18.350.100; 18.430 - Without Subdivision 18.350.100 Zone Map/Text Change/Quasi-Judicial 18.380.030B IV (18.390.060)Annexation 18.320 Zone Map/Text Change/Legislative 18.380.020 1 These may be processed as either Type II or III procedures,pursuant to Section 18.775.020 D and E. RESPONSE: The applicant understands the requirements of this section. 18.390.030 Type I Procedure RESPONSE: N/A. A. Preapplication conference. A preapplication conference is not required for a Type I action. RESPONSE: N/A. B. Application requirements. 1. Application Forms. Type I applications shall be made on forms provided by the Director as provided by Section 18.390.080 El. RESPONSE: N/A. 2. Application Requirements. Type I applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; and c. Be accompanied by the required fee. RESPONSE: N/A. C. Administrative decision requirements. The Director's decision shall address all of the relevant approval criteria. Based on the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. RESPONSE: N/A. D. Final decision. The Director's decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant,whichever occurs first.The Director's decision is not appealable locally, and is the final decision of the City. RESPONSE: N/A. E. Section not used. RESPONSE: N/A. Decision-Making Procedures 18.390-5 SE Update: 10/04 F. Section not used. RESPONSE: N/A. G. Effective date. The Director's decision is effective on the day after it is final. RESPONSE: N/A. N/A. 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. RESPONSE: A preapplication conference was held on 4/01/04. Preapplication conference requirements and procedures are set forth in section 18.390.080C. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 E1; RESPONSE: Included herein. 2. Submittal Information. The application shall: a. Include the information requested on the application form; RESPONSE: Included herein. b. Address the relevant criteria in sufficient detail for review and action; RESPONSE: Included herein. c. Be accompanied by the required fee; RESPONSE: Submitted. d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; RESPONSE: Submitted. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system,the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. RESPONSE: Included herein. C. Notice of pending Type II Administrative Decision. 1. Prior to making a Type II Administrative Decision, the Director shall provide notice to: a. All owners of record within 500 feet of the subject site; b. Any City-recognized neighborhood group whose boundaries include the site; c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or who is otherwise entitled to such notice. RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-6 SE Update: 10/04 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application,prior to issuance of the Type II Administrative Decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision-making process; RESPONSE: The applicant understands the requirements of this section. 3. Notice of a pending Type II Administrative Decision shall: a. Provide a 14-day period for the submission of written comments prior to issuance of a decision on the permit; b. List by commonly used citation, the approval criteria relevant to the decision; RESPONSE: The applicant understands the requirements of this section. c. State the place, date and time the comments are due, and the person to whom the comments should be addressed; RESPONSE: The applicant understands the requirements of this section. d. Include the name and telephone number of the person who will make the Administrative Decision; RESPONSE: The applicant understands the requirements of this section. e. Identify the specific permits or approvals requested; RESPONSE: The applicant understands the requirements of this section. f. Describe the street address or other easily understandable geographic reference to the subject site; RESPONSE: The applicant understands the requirements of this section. g. Indicate that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence; RESPONSE: The applicant understands the requirements of this section. h. Indicate that all evidence relied upon by the Director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the Director; RESPONSE: The applicant understands the requirements of this section. i. Indicate that after the comment period closes, the Director shall issue a Type II Administrative Decision. The Director's decision shall be mailed to the applicant and to owners of record of property located within 500 feet of the subject site, and to anyone else who submitted written comments or who is otherwise entitled to notice; RESPONSE: The applicant understands the requirements of this section. j. Contain the following notice: "Notice to mortgagee, lienholder,vendor,or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." RESPONSE: The applicant understands the requirements of this section. D. Administrative decision requirements. The Director's Decision shall address all of the relevant approval criteria.Based upon the criteria and the facts contained within the record,the Director shall approve, approve with conditions or deny the requested permit or action. RESPONSE: The applicant understands the requirements of this section. E.Notice of decision. 1. Within five days after signing the decision, a Notice of Decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-7 SE Update: 10/04 b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; RESPONSE: The applicant understands the requirements of this section. c. Any City-recognized neighborhood group whose boundaries include the site; RESPONSE: The applicant understands the requirements of this section. d Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or who is otherwise entitled to such notice. RESPONSE: The applicant understands the requirements of this section. 2. The Director shall cause an affidavit of mailing of such notice to be prepared and make a part of the file, which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessary parties in a timely manner; RESPONSE: The applicant understands the requirements of this section. 3. The content of the Type II Notice of Decision shall contain: a. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's proposal and of the decision; RESPONSE: N/A. b. The address or other geographic description of the subject property, including a map of the site in relation to the surrounding area,where applicable; RESPONSE: N/A. c. A statement of where the Director's decision can be obtained; RESPONSE: N/A. d. The date the Director's decision shall become final,unless appealed; RESPONSE: N/A. e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; RESPONSE: N/A. f. A statement briefly explaining how an appeal can be taken, the deadline for filing such an appeal, and where further information can be obtained concerning the appeal; and RESPONSE: N/A. g. A statement that unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. RESPONSE: N/A. F.Final decision and effective date.A Type II Administrative Decision is final for purposes of appeal when notice of the decision is mailed. A Type II Administrative Decision becomes effective on the day after the appeal period expires,unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired, the Type II Administrative Decision becomes effective on dismissal of the appeal. RESPONSE: N/A. G. Appeal. A Type II administrative decision may be appealed as follows: 1. Standing to appeal. The following parties have standing to appeal a Type II Administrative Decision: a. The applicant; Decision-Making Procedures 18.390-8 SE Update: 10/04 RESPONSE: The applicant understands the requirements of this section. b. Any party who was mailed written notice of a pending Type II administrative decision; RESPONSE: The applicant understands the requirements of this section. c. Any other party,who demonstrates by clear and convincing evidence that they participated in the proceeding through the submission of written or verbal testimony; RESPONSE: The applicant understands the requirements of this section. 2. Appeal procedure. a. Notice of appeal. Any party with standing, as provided in Section G1 above,may appeal a Type II Administrative Decision by filing a Notice of Appeal according to the following procedures; (1) Time for filing. A Notice of Appeal shall be filed with the Director within ten business days of the date the Notice of Decision was mailed; RESPONSE: The applicant understands the requirements of this section. (2) Content of notice of appeal. The Notice of Appeal shall contain: (a) An identification of the decision being appealed, including the date of the decision; RESPONSE: The applicant understands the requirements of this section. (b) A statement demonstrating the party filing the Notice of Appeal has standing to appeal; RESPONSE: The applicant understands the requirements of this section. (c) A detailed statement of the specific issues raised on appeal; RESPONSE: The applicant understands the requirements of this section. (d) A statement demonstrating that the specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; RESPONSE: The applicant understands the requirements of this section. (e) Filing fee. RESPONSE: The applicant understands the requirements of this section. (3)All Notices of Appeal for Type II Administrative Appeals shall be filed with the Director, together with the required filing fee. The amount of the filing fee shall be established by the Director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. RESPONSE: The applicant understands the requirements of this section. b. Scope of appeal. The appeal of a Type II Administrative Decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under Section 18.390.040C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period.The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision; RESPONSE: The applicant understands the requirements of this section. c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II Administrative Appeals, as provided in Sections 18.390.050 C - F; Decision-Making Procedures 18.390-9 SE Update: 10/04 RESPONSE: The applicant understands the requirements of this section. H. Final decision and effective date.The decision of the Hearings Officer with regard to any appeal of a Type II Administrative Decision is the final decision of the City. The decision of the Hearings Officer is final for purposes of appeal on the day the decision is mailed.The decision is effective on the day after the appeal period expires,unless an appeal is filed. If an appeal is filed,the decision is effective on the day after the appeal is resolved; RESPONSE: The applicant understands the requirements of this section. 18.390.050 Type III Procedure RESPONSE: N/A. A. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in Section 18.390.080C. RESPONSE: N/A. B. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; RESPONSE: N/A. 2. Content. Type III applications shall: a. Include the information requested on the application form; RESPONSE: N/A. b. Address the relevant criteria in sufficient detail for review and action; RESPONSE: N/A. c. Be accompanied by the required fee; RESPONSE: N/A. d. Include two sets of pre-stamped,pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050C. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; RESPONSE: N/A. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system,the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. RESPONSE: N/A. C.Notice of hearing. 1. Mailed notice. Notice of a Type II Administrative Appeal hearing or Type III hearing shall be given by the Director in the following manner: a. At least 20 days prior to the hearing date, notice shall be sent by mail to: (1)The applicant and all owners or contract purchasers of record of the site which is the subject of the application; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-10 SE Update: 10/04 (2)All property owners of record within 500 feet of the site; RESPONSE: The applicant understands the requirements of this section. (3) Any affected governmental agency which has entered into an intergovernmental agreement with the City which includes provision for such notice, or who is otherwise entitled to such notice; RESPONSE: The applicant understands the requirements of this section. (4) Any neighborhood or community organization recognized by the City Council and whose boundaries include the site; RESPONSE: The applicant understands the requirements of this section. (5) Any person who has submitted a written request, and who has paid a fee established by the City Council; and RESPONSE: The applicant understands the requirements of this section. (6) In actions involving appeals, the appellant and all parties to the appeal. b. The Director shall cause an affidavit of mailing of notice to be prepared and made a part of the file, which demonstrates the date that the required notice was mailed to the necessary parties; RESPONSE: The applicant understands the requirements of this section. c. At least ten business days prior to the hearing,notice of the hearing shall be given in a newspaper of general circulation in the City. An affidavit of publication concerning such notice shall be made part of the administrative record; RESPONSE: The applicant understands the requirements of this section. d. At least ten business days prior to the hearing, notice of the hearing shall be posted on the site by the applicant, pursuant to Subsection 2 below.An affidavit of posting concerning such notice shall be prepared by the applicant and shall be submitted and made part of the administrative record. RESPONSE: The applicant understands the requirements of this section. 2. Content of Notice.Notice of a Type II Administrative Appeal hearing or Type III hearing to be mailed, posted and published as provided in Subsection 1 above shall contain the following information: a. Explain the nature of the application and the proposed use or uses which could be authorized; RESPONSE: The applicant understands the requirements of this section. b. List the applicable criteria from the zoning ordinance that apply to the application at issue; RESPONSE: The applicant understands the requirements of this section. c. Set forth the street address or other easily understood geographical reference to the subject property; RESPONSE: The applicant understands the requirements of this section. d. State the date, time, and location of the hearing; RESPONSE: The applicant understands the requirements of this section. e. State the failure to raise an issue at the hearing, in person, or by letter, or failure to provide statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue; RESPONSE: The applicant understands the requirements of this section. f. Include the name of a City representative to contact and the telephone number where additional information may be obtained; RESPONSE: The applicant understands the requirements of this section. g. State that a copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and that copies shall be provided at a reasonable cost; Decision-Making Procedures 18.390-11 SE Update: 10/04 h. State that a copy of the staff report shall be available for inspection at no cost at least seven days prior to the hearing, and that a copy shall be provided at a reasonable cost; RESPONSE: The applicant understands the requirements of this section. i. Include a general explanation of the requirements for submission of testimony and the procedure for conducting hearings. RESPONSE: The applicant understands the requirements of this section. j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." RESPONSE: The applicant understands the requirements of this section. D. Conduct of the hearing. 1. At the commencement of the hearing, a statement shall be made to those in attendance that: a. Lists the applicable substantive criteria; RESPONSE: The applicant understands the requirements of this section. b. States that testimony and evidence shall be directed toward the relevant approval criteria described in the staff report or other criteria in the plan or land use regulation which the person testifying believes to apply to the decision; RESPONSE: The applicant understands the requirements of this section. c. States that failure to raise an issue with sufficient specificity to afford the decision-maker and the parties an opportunity to respond to the issue, precludes an appeal to the Land Use Board of Appeals on that issue. RESPONSE: The applicant understands the requirements of this section. 2. Prior to the conclusion of the initial evidentiary hearing, any participant may request an opportunity to present additional relevant evidence or testimony regarding the application so long as that evidence and testimony is within the scope of the hearing. The local hearing authority shall grant such request by continuing the public hearing pursuant to paragraph 4.a. of this subsection or by leaving the record open for additional written evidence or testimony pursuant to paragraph 4.b. of this subsection; RESPONSE: The applicant understands the requirements of this section. 3. If the hearing authority grants a continuance,the hearing shall be continued to a date, time, and place certain at least seven days from the date of the initial evidentiary hearing. An opportunity shall be provided at the continued hearing for persons to present and rebut new evidence and testimony. If new written evidence is submitted at the continued hearing, any person may request, prior to the conclusion of the continued hearing,that the record be left open for at least seven days, to submit additional written evidence or testimony for the purpose of responding to the new written evidence; RESPONSE: The applicant understands the requirements of this section. 4. If the hearing authority leaves the record open for additional written evidence or testimony, the record shall be left open for at least seven days. Any participant may file a written request with the City for an opportunity to respond to new evidence submitted during the period the record was left open. If such a request is filed, the hearing authority shall reopen the record pursuant to paragraph 5 of this section; a. A continuance or extension granted pursuant to this section shall be subject to the limitations of ORS 227.178, unless the continuance or extension is requested or agreed to by the applicant; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-12 SE Update: 10/04 b. Unless waived by the applicant, the local government shall allow the applicant at least seven days after the record is closed to all other parties to submit final written arguments in support of the application period. The applicant's final submittal shall be considered part of the record,but shall not include any new evidence. RESPONSE: The applicant understands the requirements of this section. 5. When a local governing body,planning commission,hearing body,or hearings officer re-opens a record to admit new evidence or testimony, any person may raise new issues which relate to the new evidence,testimony, or criteria for decision-making which apply to the matter at issue; RESPONSE: The applicant understands the requirements of this section. 6. The record. a. The record shall contain all testimony and evidence that is submitted and not rejected; RESPONSE: The applicant understands the requirements of this section. b. The Review Authority may take official notice of judicially cognizable facts pursuant to the applicable law. If the review authority takes official notice, it must announce its intention and allow the parties to the hearing to present evidence concerning the fact; RESPONSE: The applicant understands the requirements of this section. c. The Review Authority shall retain custody of the record as appropriate, until a final decision is rendered. RESPONSE: The applicant understands the requirements of this section. 7. Parties to a Type II Administrative Appeal hearing or Type III hearing are entitled to an impartial review authority as free from potential conflicts of interest and pre-hearing ex parte contacts as reasonably possible. It is recognized,however, that the public has a countervailing right of free access to public officials. Therefore: a. Review authority members shall disclose the substance of any pre-hearing ex parte contacts with regard to the matter at the commencement of the public hearing on the matter. The member shall state whether the contact has impaired the impartiality or ability of the member to vote on the matter and shall participate or abstain accordingly; RESPONSE: The applicant understands the requirements of this section. b. Any member of the Review Authority shall not participate in any proceeding or action in which any of the following has a direct or substantial financial interest: The member or member's spouse,brother, sister, child,parent, father-in-law,mother-in-law, partner, any business in which the member is then serving or has served within the previous two years, or any business with which the member is negotiating for or has an arrangement or understanding concerning prospective partnership or employment. Any actual or potential interest shall be disclosed at the meeting of the Review Authority where the action is being taken; RESPONSE: The applicant understands the requirements of this section. c. Disqualification of a review authority member due to contacts or conflict may be ordered by a majority of the members present and voting. The person who is the subject of the motion may not vote; RESPONSE: The applicant understands the requirements of this section. d. If all members abstain or are disqualified,the administrative rule of necessity shall apply. All members present who declare their reasons for abstention or disqualification shall thereby be re-qualified to act; RESPONSE: The applicant understands the requirements of this section. e. In cases involving the disqualification or recusal of a hearings officer, the City shall provide a substitute hearings officer in a timely manner subject to the above impartiality rules. Decision-Making Procedures 18.390-13 SE Update: 10/04 RESPONSE: The applicant understands the requirements of this section. 8. Ex parte communications. a. Members of the Review Authority shall not: (1) Communicate, directly or indirectly,with any party or representative of a party in connection with any issue involved in a hearing, except upon giving notice, and an opportunity for all parties to participate; RESPONSE: The applicant understands the requirements of this section. (2)Take notice of any communication,report, or other materials outside the record prepared by the proponents or opponents in connection with the particular case unless the parties are afforded an opportunity to contest the materials so noticed; RESPONSE: The applicant understands the requirements of this section. b. No decision or action of the Review Authority shall be invalid due to ex parte contacts or bias resulting from ex parte contacts with a member of the decision-making body if the member of the decision-making body receiving contact: (1) Places on the record the substance of any written or oral ex parte communications concerning the decision or action; and RESPONSE: The applicant understands the requirements of this section. (2) Makes a public announcement of the content of the communication and of the parties' right to rebut the substance of the communication made at the first hearing following the communication where action shall be considered or taken on the subject to which the communication is related. RESPONSE: The applicant understands the requirements of this section. c. Members of Review Authority shall be governed by the provisions of ORS 244.135 and the provisions of this section; RESPONSE: The applicant understands the requirements of this section. d. A communication between City staff and the Review Authority shall not be considered an ex parte contact. RESPONSE: The applicant understands the requirements of this section. 9. Presenting and receiving evidence. a. The Review Authority may set reasonable time limits for oral presentations and may limit or exclude cumulative, repetitious, irrelevant or personally derogatory testimony; RESPONSE: The applicant understands the requirements of this section. b. No oral testimony shall be accepted after the close of the public hearing. Written testimony may be received after the close of the public hearing, but only pursuant to the schedule and procedure announced by the Review Authority prior to the close of the public hearing, or as otherwise provided by this section; RESPONSE: The applicant understands the requirements of this section. c. The Review Authority may visit the site and the surrounding area, and may use information obtained during the site visit to support their decision, provided the information relied upon is disclosed at the hearing and that an opportunity is provided to rebut such evidence. In the alternative, a site visit may be conducted by the Review Authority for the purpose of familiarizing the Review Authority with the site and the surrounding area,but not for the purpose of independently gathering evidence. In such a case, at the commencement of the hearing, members of the Review Authority shall disclose the circumstances of their site visit and shall provide the parties with an opportunity to question each member of the Review Authority concerning their site visit. Decision-Making Procedures 18.390-14 SE Update: 10/04 RESPONSE: The applicant understands the requirements of this section. E. The decision process. 1. Basis for decision. Approval or denial of a Type II Administrative Appeal or Type III action shall be based on standards and criteria, which shall be set forth in the development ordinance, and which shall relate approval on denial of a discretionary permit application to the development ordinance and, when appropriate, to the comprehensive plan for the area in which the development would occur and to the development ordinance and comprehensive plan for the City as a whole; RESPONSE: The applicant understands the requirements of this section. 2. Findings and conclusions. Approval or denial of a Type II Administrative Appeal or Type III action shall be based upon and accompanied by a brief statement that explains the criteria and standards considered relevant to the decision, states the facts relied upon in rendering the decision and explains the justification for the decision based on the criteria, standards, and facts set forth; RESPONSE: The applicant understands the requirements of this section. 3. Form of decision. The Review Authority shall issue a final order containing the above-referred findings and conclusions,which either approves,denies, or approves the permit or action with conditions. The Review Authority may also issue any intermediate rulings as they see fit; RESPONSE: The applicant understands the requirements of this section. 4. Decision-making time limits. A final order for any Type II Administrative Appeal or Type III action shall be filed with the Director within ten business days after the close of the deliberation. RESPONSE: The applicant understands the requirements of this section. F.Notice of decision.Notice of a Type II Administrative Appeal decision or a Type III decision shall be mailed to the applicant and to all parties of record within five business days after the decision is filed by the Review Authority with the Director.Failure to receive mailed notice shall not invalidate the action,provided that a good faith attempt was made to mail such notice. RESPONSE: The applicant understands the requirements of this section. G. Final decision 1. Final decision, effective date and appeal. The decision of the Planning Commission or Hearings Officer in a Type III action is final for purposes of appeal on the date notice of the decision is mailed. Any party with standing may appeal a Type III decision to the City Council by filing a Notice of Appeal with the Director within 10 business days of the date notice of the decision is mailed. The Notice of Appeal shall be in the form specified in Section 18.390.040 G.2(a)(2). The procedures of Sections 18.390.050 C-F shall be forwarded in the appeal. RESPONSE: The applicant understands the requirements of this section. 2. Final Decision on Appeal. The decision of the City Council on any Type III appeal is the final decision of the City and is final and effective on the date notice of the decision is mailed. 18.390.060 Type IV Procedure A.Pre-Application conference.A pre-application conference is required for all Type N actions.The requirements and procedures for a preapplication conference are described in Section 18.390.080C. RESPONSE: N/A. B.Timing of requests.The Director shall receive proposed Type IV actions twice yearly.A completed application shall be submitted not more than 75 days and not less than 45 days before the first commission meeting in April and October. The Director may waive any of the above periods. RESPONSE: N/A. C. Application requirements. 1. Application forms. Application forms.Type IV applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; RESPONSE: N/A. Decision-Making Procedures 18.390-15 SE Update: 10/04 2. Submittal Information. The application shall: RESPONSE: N/A. a. Contain the information requested on the form; b. Address the appropriate criteria in sufficient detail for review and action; c. Be accompanied by the required fee; and d. Be accompanied by 18 copies of the narrative. D. Notice of hearing. 1. Required hearings. Two hearings, one before the Commission and one before the Council, are required for all Type IV actions, except annexations where only a hearing by the City Council is required. RESPONSE: N/A. 2. Notification requirements. Notice of the public hearings for the request shall be given by the Director in the following manner: RESPONSE: N/A. a. At least ten days prior to the scheduled hearing date, notice shall be sent to: (1) The applicant; (2) Any affected governmental agency; (3)The individual recognized by the affected CIT as the official contact person; and (4) Any person who requests notice in writing and pays a fee established by Council resolution. b. At least ten business days prior to the scheduled public hearing date,notice shall be given in a newspaper of general circulation in the City. c. The Director shall: (1) For each mailing of notice, cause an affidavit of mailing to be filed and made a part of the record as provided by Subsection a; and (2) For each published notice, cause an affidavit of publication to be filed and made part of the record as provided by Subsection b. 3. Content of notice. The notice given to persons entitled to mailed or published notice pursuant to this section shall include the following information: RESPONSE: N/A. a. The number and title of the file containing the application and the address and telephone number of the Director's office where additional information can be obtained; b. A description of the location of the proposal reasonably calculated to give notice as to the location of the affected geographic area; Decision-Making Procedures 18.390-16 SE Update: 10/04 c. A description of the substance of the proposal in sufficient detail for people to determine that a change is contemplated and the place where all relevant materials and information may be obtained or reviewed; d. The time(s),place(s), and date(s) of the public hearing(s); a statement that public oral or written testimony is invited; and a statement that the hearing will be held under this title and rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060E; e. Each mailed notice required by this section of the ordinance shall contain the following statement: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." 4. Failure to receive notice. The failure of any person to receive notice as required under Subsections B and C shall not invalidate the action, providing: RESPONSE: N/A. a. Personal notice is deemed given where the notice is deposited with the United States Postal Service; b. Published notice is deemed given on the date it is published. E. Hearing process and procedure. 1. Unless otherwise provided in the rules of procedure adopted by the City Council: a. The presiding officer of the Commission and of the Council shall have the authority to: (1) Regulate the course, sequence, and decorum of the hearing; (2) Dispose of procedural requirements or similar matters; and (3) Impose reasonable time limits for oral presentations. b. No person shall address the Commission or the Council without: (1) Receiving recognition from the presiding officer; and (2) Stating their full name and residence address. c. Disruptive conduct such as audience demonstrations in the form of applause, cheering, or display of signs shall be cause for expulsion of a person or persons from the hearing, termination or continuation of the hearing, or other appropriate action determined by the presiding officer. 2.Unless otherwise provided in the rules of procedures adopted by the Council,the presiding officer of the Commission and of the Council, shall conduct the hearing as follows: Decision-Making Procedures 18.390-17 SE Update: 10/04 RESPONSE: N/A. a. The hearing shall be opened by a statement from the presiding officer setting forth the nature of the matter before the body, a general summary of the procedures set forth in this section, a summary of the standards for decision-making, and whether the decision which will be made is a recommendation to the City Council or whether it will be the final decision of the Council; b. A presentation of the Director's report and other applicable staff reports shall be given; c. The public shall be invited to testify; d. The public hearing may be continued to allow additional testimony or it may be closed; and e. The body's deliberation may include questions to the staff, comments from the staff, or inquiries directed to any person present. F.Continuation of the public hearing.The Commission or the Council may continue any hearing and no additional notice shall be required if the matter is continued to a place, date, and time certain. RESPONSE: N/A. G.Decision-making considerations.The recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: RESPONSE: N/A. 1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; 2. Any federal or state statutes or regulations found applicable; 3. Any applicable METRO regulations; 4. Any applicable comprehensive plan policies; and 5. Any applicable provisions of the City's implementing ordinances. H. Approval process and authority. RESPONSE: N/A. 1. The Commission shall: a. After notice and a public hearing, formulate a recommendation to the Council to approve, approve with modifications, approve with conditions, deny the proposed change, or adopt an alternative; and b. Within ten business days of determining a recommendation, cause the written recommendation to be signed by the presiding officer of the Commission and to be filed with the Director. 2. Any member of the Commission who voted in opposition to the recommendation by the Commission on a proposed change may file a written statement of opposition with the Director prior to any Council public hearing on the proposed change. The Director shall transmit a copy to each member of the Council and place a copy in the record; Decision-Making Procedures 18.390-18 SE Update: 10/04 RESPONSE: N/A. 3. If the Commission fails to formulate a recommendation to approve,approve with modifications, approve with conditions, deny the proposed change, or adopt an alternative a proposed legislative change within 60 days of its first public hearing on the proposed change, the Director shall: RESPONSE: N/A. a. Report the failure together with the proposed change to the Council; and b. Cause notice to be given, the matter to be placed on the Council's agenda, a public hearing to be held, and a decision to be made by the Council.No further action shall be taken by the Commission. 4. The Council shall: RESPONSE: N/A. a. Have the responsibility to approve, approve with modifications, approve with conditions, deny or adopt an alternative to an application for the legislative change or to remand to the Commission for rehearing and reconsideration on all or part of an application transmitted to it under this title; b. Consider the recommendation of the Commission,however, it is not bound by the Commission's recommendation; and c. Act by ordinance which shall be signed by the Mayor after the Council's adoption of the ordinance. I. Vote required for a legislative change. RESPONSE: N/A. 1.A vote by a majority of the qualified voting members of the Commission present shall be required for a recommendation for approval, approval with modifications, approval with conditions, denial or adoption of an alternative. 2. A vote by a majority of the qualified members of the Council present shall be required to decide any motion made with respect to the proposed change. J.Notice of decision.Notice of a Type IV Decision shall be mailed to the applicant and to all parties of record within five business days after the decision is filed by the Review Authority with the Director. The City shall also provide notice to all persons according to other applicable laws. RESPONSE: N/A. K. Final decision and effective date. Type IV decision shall take effect and shall become final as specified in the enacting ordinance,or if not approved,upon mailing of the notice of decision to the applicant. RESPONSE: N/A. L. Record of the public hearing. RESPONSE: N/A. 1. A verbatim record of the proceeding shall be made by stenographic or mechanical means. It shall not be necessary to transcribe testimony. The minutes and other evidence presented as a part of the hearing shall be part of the record; 2. All exhibits received and displayed shall be marked so as to provide identification and shall be part of the record; 3. The official record shall include: Decision-Making Procedures 18.390-19 SE Update: 10/04 a. All materials considered by the hearings body; b. All materials submitted by the Director to the hearings body with respect to the application; c. The verbatim record made by the stenographic or mechanical means,the minutes of the hearing, and other documents considered; d. The final ordinance; e. All correspondence; and f. A copy of the notice which was given as provided by section 18.390.060, accompanying affidavits and list of persons who were sent mailed notice. 18.390.070 Special Procedures A.Expedited Land Divisions.An Expedited Land Division("ELD")shall be defined and maybe used in the manner set forth in ORS 197.360, as may be amended from time to time, which is expressly adopted and incorporated by reference here. RESPONSE: N/A. 1. Selection. An applicant who wishes to use an ELD procedure for a partition, subdivision or planned development instead of the regular procedure type assigned to it,must request the use of the ELD at the time the application is filed, or forfeit his/her right to use it; 2. Review procedure. An ELD shall be reviewed in accordance with the procedures set forth in ORS 197.365, as may be amended from time to time, which are expressly adopted and incorporated by reference here; 3. Appeal procedure. An appeal of an ELD shall be in accordance with the procedures set forth in ORS 197.375, as may be amended from time to time, which are expressly adopted and incorporated by reference here. Pursuant to ORS 97.375(3), the referee appointed by the City to conduct the appeal may use any procedure for decision-making consistent with the interests of the parties to ensure a fair opportunity to present information and argument. B. Limited Land Use Decisions. A Limited Land Use Decision(LLD) shall be defined and may be used in the manner set forth in ORS 197.015(12), as may be amended from time to time,which is expressly adopted and incorporated by reference here. RESPONSE: N/A. 1. Selection. An applicant for a permit who wishes to use an LLD procedure instead of the regular procedure type assigned to it,must request the use of the LLD at the time the application is filed, or forfeit his/her right to use it; 2. Decision-making procedure. An LLD shall be reviewed in accordance with the procedures set forth in ORS 197.195, as may be amended from time to time, which are expressly adopted and incorporated by reference here. The City shall follow the review procedures applicable to the City's Type II procedures, as set forth in Section 18.390.040 except to the extent otherwise required by applicable state law. Decision-Making Procedures 18.390-20 SE Update: 10/04 18.390.080 General Provisions A. General provisions. 1. Special definitions. For purposes of this section, the following definitions apply: a. "Argument"means assertions and analysis regarding the satisfaction or violation of legal standards or policy believed relevant by the proponent to a decision. "Argument"does not include facts; RESPONSE: The applicant understands the requirements of this section. b. "Evidence"means facts, documents, data, or other information offered to demonstrate compliance or noncompliance with the standards believed by the proponent to be relevant to the decision. RESPONSE: The applicant understands the requirements of this section. c. "Final for purposes of appeal"means the point at which an action or decision by any local decision-making body constitutes the final action or decision by that particular body. Because certain actions or decisions may be appealed or reviewed by other decision-making bodies within the City, an action or decision may be"final for purposes of appeal,"without being the"final" action or decision of the City. RESPONSE: The applicant understands the requirements of this section. d. "Effective date"means the date on which a particular action or decision may be undertaken or otherwise implemented. For decisions which are subject to review or appeal by any city council,board, or officer, the effective date will normally be the day after the appeal period expires. If an appeal is dismissed after the appeal period has expired, the decision that was the subject of the appeal becomes effective at the moment of dismissal. Final decisions of the City(those that are not subject to any further appeal or review within the City) are normally effective when they become final. RESPONSE: The applicant understands the requirements of this section. 2. Time computation. In computing any period of time prescribed or allowed by this chapter, the day of the act or event from which the designated period of time begins to run shall not be included. The last day of the period so computed shall be included,unless it is a Saturday or legal holiday, including Sunday, in which event,the period runs until the end of the next day which is not a Saturday or legal holiday. RESPONSE: The applicant understands the requirements of this section. B. Determination of decision-making type.The Director shall have the initial authority to determine the proper decision-making type relevant to the permit or actions requested. The decision of the Director maybe appealed only as a relevant issue through the process assigned by the Director to the underlying permits or actions. If the Director's determination regarding the proper decision-making type is not raised as an issue within the process assigned by the Director to the permit or action requested, the Director's decision shall be final concerning the applicable decision-making type. RESPONSE: The applicant understands the requirements of this section. C. Pre-application conferences. 1. Participants. When a preapplication conference is required,the applicant shall meet with the Director or his/her designee(s); RESPONSE: The applicant understands the requirements of this section. 2. Information provided. At such conference, the Director shall: a. Cite the applicable comprehensive plan policies and map designation; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-21 SE Update: 10/04 b. Cite the applicable substantive and procedural ordinance provisions; RESPONSE: The applicant understands the requirements of this section. c. Provide technical data and assistance which will aid the applicant; RESPONSE: The applicant understands the requirements of this section. d. Identify other policies and regulations that relate to the application; and RESPONSE: The applicant understands the requirements of this section. e. Identify other opportunities or constraints that relate to the application. RESPONSE: The applicant understands the requirements of this section. 3. Disclaimer. Failure of the Director to provide any of the information required by this chapter shall not constitute a waiver of the standards, criteria or requirements of the applications; RESPONSE: The applicant understands the requirements of this section. 4. Changes in the law. Due to possible changes in federal, state, regional, and local law, information given by staff to the applicant during the preapplication conference concerning these laws must be verified by the applicant to ensure that such laws are current on the date the application is submitted. The applicant is responsible for ensuring that its application complies with all of the law applicable on the day the application is deemed complete. RESPONSE: The applicant understands the requirements of this section. D. Applications. 1. Initiation of applications: a. Applications for approval under this chapter may be initiated by: (1) Order of Council; (2)Resolution of the Commission; (3)The Director; (4)Application of a recorded owner of property or contract purchasers. RESPONSE: The applicant understands the requirements of this section. b. Any persons authorized by this title to submit an application for approval may be represented by an agent authorized in writing to make the application. RESPONSE: The applicant understands the requirements of this section. 2. Consolidation of proceedings. Whenever an applicant requests more than one approval and more than one approval authority is required to decide the applications, the proceedings shall be consolidated so that one approval authority shall decide all applications in one proceeding; RESPONSE: N/A a. When a request which contains more than one approval is consolidated, the hearings shall be held by the approval authority having original jurisdiction over one of the applications under Section 18.390.1000 in the following order of preference: the Council,the Commission, the Hearings Officer, or the Director. b. Where there is a consolidation of proceedings. (1)The notice shall identify each action to be taken; (2)The decision on a plan map amendment shall precede the decision on the proposed zone change and other actions; and, (3) Separate actions shall be taken on each application. RESPONSE: N/A. Decision-Making Procedures 18.390-22 SE Update: 10/04 3. Check for acceptance and completeness. In reviewing an application for completeness, the following procedure shall be used: a. Acceptance. When an application is received by the City, the Director shall immediately determine whether the following essential items are present. If the following items are not present,the application shall not be accepted; and shall be immediately returned to the applicant; (1) The required form; RESPONSE: The applicant understands the requirements of this section. (2) The required fee; RESPONSE: The applicant understands the requirements of this section. (3) The signature of the applicant on the required form. RESPONSE: The applicant understands the requirements of this section. b. Completeness. (1) Review and notification. When the application is accepted, the Director shall review the application for completeness. If the application for a permit, limited land use,or zone change is incomplete,the Director shall notify the applicant of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information; (2) When application deemed complete. The application shall be deemed complete upon the receipt by the Director of the missing information. If the applicant refuses to submit the missing information, the application shall be deemed to be complete on the 31st day after the Director first reviewed the application; (3) Standards and criteria apply to the application. If the application was complete when first submitted or the applicant submits the requested additional information within 180 days of the date the application was first submitted, and the City has a comprehensive plan and land use regulations acknowledged under ORS 197.251, approval or denial of the application, shall be based upon the standards and criteria that were applicable at the time the application was first submitted. 4. Changes or additions to the application during the review period. Once an application is deemed complete: a. All documents and other evidence relied upon by the applicant,but submitted after the application has been deemed complete, shall be submitted to the Director at least seven days before the notice of action or hearing is mailed. Documents or other evidence submitted after that date shall be received by Director,but may be too late to be considered by the Director in the staff report or Director's decision, as the case may be; RESPONSE: The applicant understands the requirements of this section. b. When documents or other evidence are submitted by the applicant during the review period, but after the application is deemed complete, the assigned review body may determine whether or not the new documents or other evidence submitted by the applicant, significantly changes the application; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-23 SE Update: 10/04 c. If the assigned review body determines that the new documents or other evidence significantly changes the application,the assigned review body shall make a written determination that a significant change in the application has occurred as part of the review body's decision. In the alternate,the review body or the Director may inform the applicant either in writing, or orally at a public hearing, that such changes will likely constitute a significant change, and provide the applicant with the opportunity to withdraw the new materials submitted, in order to avoid a determination of significant change; RESPONSE: The applicant understands the requirements of this section. d. If the applicant's new materials are determined to constitute a significant change in an application that was previously deemed complete,the City shall take one of the following actions: (1) Continue to process the existing application and allow the applicant to resubmit a new application with the proposed significant changes. In this situation,both the old and the new applications will be allowed to proceed,but each will be deemed complete on different dates and may therefore be subject to different laws; RESPONSE: The applicant understands the requirements of this section. (2) Suspend the existing application and allow the applicant to submit a new application with the proposed significant changes. In this situation,before the existing application can be suspended, the applicant must consent to a waiver of the 120-day rule on the suspended application. If the applicant does not consent,the City shall not select this option; RESPONSE: The applicant understands the requirements of this section. (3) Reject the new documents or other evidence that has been determined to constitute a significant change, and continue to process the existing application without considering the materials that would constitute a significant change. In this situation, the City will complete its initial decision-making process without considering the new evidence; RESPONSE: The applicant understands the requirements of this section. e. If a new application is resubmitted by the applicant, that application shall be subject to a separate check for acceptance and completeness and may be subject to new standards and criteria,pursuant to the law in effect at the time the new application is deemed complete. RESPONSE: The applicant understands the requirements of this section. E.Director's duties.With regard to processing applications submitted under this chapter,the Director shall: 1. Prepare application forms made pursuant to the standards contained in the applicable state law, comprehensive plan, and implementing ordinance provisions; RESPONSE: The applicant understands the requirements of this section. 2. Prepare information sheets for each permit, detailing the specific information which must be contained in the application including format and number of copies. These information sheets may only be amended once a year; RESPONSE: The applicant understands the requirements of this section. 3.Accept all development applications which comply with the provisions of Section 18.380.080 C3; RESPONSE: The applicant understands the requirements of this section. 4. Prepare a staff report or notice to the proposal and found by the Director to be true: a. In the case of an application subject to a Director's decision,make the staff report and all case-file materials available at the time the notice of the decision is given; RESPONSE: The applicant understands the requirements of this section. b. In the case of an application subject to a hearing,make the staff report available seven days prior to a scheduled hearing date and the case-file materials available when notice is mailed, as provided by Sections 18.390.040C, 18.390.050C or 18.390.060D; RESPONSE: The applicant understands the requirements of this section. Decision-Making Procedures 18.390-24 SE Update: 10/04 5. Administer the hearings process; RESPONSE: N/A. 6. Maintain a register of all applications which have been filed for a decision. The register shall identify at what stage the applicant is in the process; RESPONSE: The applicant understands the requirements of this section. 7. File notice of the final decision in the records of the Planning Division and mail a copy of the notice of the final decision to the applicant and all parties and to those persons requesting copies of such notices who pay the necessary fees; RESPONSE: The applicant understands the requirements of this section. 8. Maintain and preserve the file for each application. The file shall include, as applicable, a list of persons required to be given notice and a copy of the notice given, and the accompanying affidavits,the application and all supporting information,the staff report, the final decision, including the findings, conclusions and conditions, if any, all correspondence, and minutes of any meeting at which the application was considered and any other exhibit, information or documentation which was considered by the hearing body with respect to the application; and RESPONSE: The applicant understands the requirements of this section. 9. Administer the appeals and review process. RESPONSE: The applicant understands the requirements of this section. F. Amended decision process. 1. The Director or Hearings Officer may issue an amended decision issued by the review body after the notice of final decision has been issued but before the appeal period has expired. If such a decision is amended, the decision shall be issued within 10 business days after the original decision would have become final,but in no event beyond the 120-day period required by state law. RESPONSE: The applicant understands the requirements of this section. 2.The notice for an amended decision shall be the same as that which applies to a Type II procedure as governed by Section 18.390.040E. RESPONSE: The applicant understands the requirements of this section. 3. The purpose of an amended decision is to provide the Director the ability to correct typographical errors, rectify inadvertent omissions and/or make other minor changes which do not materially alter the decision. RESPONSE: The applicant understands the requirements of this section. G. Re-submittal of application following denial. An application which has been denied or an application which was denied and which on appeal or review has not been reversed by a higher authority, including the Land Use Board of Appeals, the Land Conservation and Development Commission or the courts, may not be resubmitted for the same or a substantially similar proposal or for the same or substantially similar action for a period of at least 12 months from the date the final City action is made denying the application unless there is substantial change in the facts or a change in City policy which would change the outcome. RESPONSE: The applicant understands the requirements of this section. Chapter 18.705 ACCESS,EGRESS, AND CIRCULATION Sections: 18.705.010 Purpose 18.705.020 Applicability of Provisions 18.705.030 General Provisions 18.705.010 Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. RESPONSE: The applicant understands the requirements of this section. 18.705.020 Applicability of Provisions A. When provisions apply. 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. RESPONSE: The applicant understands the requirements of this section. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. RESPONSE: The applicant understands the requirements of this section. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review,do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. RESPONSE: The applicant understands the requirements of this section. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. RESPONSE: The applicant understands the requirements of this section. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. RESPONSE: The applicant understands the requirements of this section. In addition,there is an existing access agreement for the consolidation of 8000& 8060 SW Pfaffle Street. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. RESPONSE: The applicant understands the requirements of this section. The access Plan has been previously submitted. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Access, Egress, and Circulation 18.705-1 Code Update:10/02 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaff le Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaff le Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. RESPONSE: The applicant understands the requirements of this section. Copies of the easement for a shared access for 8000 & 8060 SW Pfaff le Street are on file with the City. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. RESPONSE: The applicant understands the requirements of this section. The existing driveway was designed to City standards for long term use. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. RESPONSE: The applicant understands the requirements of this section. The existing driveway was designed to City standards for long term use. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical,walkways shall be constructed between new and existing developments and neighboring developments; RESPONSE: The applicant understands the requirements of this section. 2. Within all attached housing(except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; RESPONSE: N/A. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes,benches,bicycle racks, and sign posts, and shall be in compliance with ADA standards; RESPONSE: The applicant understands the requirements of this section. The pedestrian crossing as shown on the site plans do not exceed 36 feet and are shown to be striped. All other facilities will be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. RESPONSE: The applicant understands the requirements of this section. The pedestrian walkways will be concrete except where it crosses the asphalt driveway as shown on the site plans and are lighted from the building using infrared sensors. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. b. Would provide inadequate access for emergency vehicles; or RESPONSE: The applicant understands the requirements of this section and the shared access completion will make emergency access to both 8000 & 8060 SW Pfaffle Street properties safer. Access, Egress, and Circulation 18.705-2 Code Update:10/02 c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include,but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. RESPONSE: N/A. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single- family and duplex dwellings are exempt from this requirement. RESPONSE: N/A. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) RESPONSE: The applicant understands the requirements of this section and an Access management Plan has been previously submitted. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: N/A. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Access, Egress, and Circulation 18.705-3 Code Update:10/02 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) RESPONSE: N/A. Number Dwelling Minimum Number Minimum Access Minimum Pavement Unit/Lots of Driveways Width Width Required 1 or 2 1 15' 10' 3-6 1 20' 20' TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI-FAMILY RESIDENTIAL USE RESPONSE: N/A. Dwelling Units Minimum Number of Minimum Access Minimum Pavement Driveways Required Required Sidewalks, Etc. 1-2 1 15' 10' 3-19 1 30' 24' if two-way, 15' if one-way: Curbs and 5' walkway required 20-49 1 30' 24' if two-way or 30' 15' if one-way: Curbs 2 and 5' walkway required 50-100 2 30' 24' Curbs and 5' walkway required 2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet),may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted,minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. J. Minimum access requirements for commercial and industrial use. Access, Egress, and Circulation 18.705-4 Code Update:10/02 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES RESPONSE: The existing commercial shared driveway is 30' driveway. This meets or exceeds the criteria of this section. Required Parking Minimum Number Minimum Access Minimum Pavement Spaces of Driveways Width Required 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 50' 40' curbs required 1 Access, Egress, and Circulation 18.705-5 Code Update:10/02 Access, Egress, and Circulation 18.705-6 Code Update:10/02 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; RESPONSE: The vehicular access shall be provided to this commercial use, and to within 50 feet of the primary ground floor entrances. 3. Additional requirements for truck traffic may be placed as conditions of site development review. RESPONSE: Truck traffic is very limited for this site. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. RESPONSE: There are no one way accesses. L. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems,the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets,upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions; or RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. RESPONSE: The applicant understands the requirements of this section and the shared access completion will make emergency access to both 8000 & 8060 SW Pfaff le Street properties safer in compliance with this section. 2. 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 for parking area connections; or RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. 3. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible,between neighboring developments or land uses; RESPONSE: The applicant understands the requirements of this section. The pedestrian walkway is designed to lead straight from the building entry, cross the asphalt driveway in a perpendicular direction as shown on the site plans, in the most direct fashion. There is no proposal for an access to any other adjoining properties at this time. 4. A decision by the Director per 18.705.030 K.1.-3. above may be appealed by means of a Type II procedure, as regulated by Section 18.390.040, using criteria contained in Section 18.370.020 C3. (Ord. 02-33) RESPONSE: The applicant understands the requirements of this section. Chapter 18.745 LANDSCAPING AND SCREENING Sections: 18.745.010 Purpose 18.745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegetation 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping,buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; RESPONSE: The applicant understands the requirements of this section. 2. By using plant materials as a unifying element; RESPONSE: The applicant understands the requirements of this section. 3. By using planting materials to define spaces and articulate the uses of specific areas; and RESPONSE: The applicant understands the requirements of this section. 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. RESPONSE: The applicant understands the requirements of this section. 18.745.020 Applicability A. Applicability. 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. RESPONSE: The applicant understands the requirements of this section. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030,using the applicable standards in this chapter. RESPONSE: N/A. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. RESPONSE: The applicant understands the requirements of this section. A Landscaping Plan is attached. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. RESPONSE: The applicant understands the requirements of this section. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: Landscaping and Screening 18.745-1 Code Update: 10/02 1. It will not interfere with the maintenance or repair of any public utility; RESPONSE: The applicant understands the requirements of this section. 2. It will not restrict pedestrian or vehicular access; and RESPONSE: The applicant understands the requirements of this section. 3. It will not constitute a traffic hazard because of reduced visibility. RESPONSE: The applicant understands the requirements of this section. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; RESPONSE: The applicant understands the requirements of this section. 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and RESPONSE: The applicant understands the requirements of this section. 3. Landscaping shall be installed in accordance with the provisions of this title. RESPONSE: The applicant understands the requirements of this section. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. RESPONSE: The applicant understands the requirements of this section. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and RESPONSE: The applicant understands the requirements of this section. 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). RESPONSE: The applicant understands the requirements of this section and has indicated on the attached Landscaping Plan and in the Arborist's report which trees are staying or to be removed. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. H. Height restrictions abutting public rights-of-way.No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, with curb and gutter. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, including 5 street trees to be planted in the 140 foot frontage. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Landscaping and Screening 18.745-2 Code Update: 10/02 C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly with city approved species. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; RESPONSE: Not being planted. b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly to plant 5 -"Cleveland"variety of Flowering Pears, mature height at 30 feet average, spacing at 30feet, requires 4.7 trees. Criteria met. c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; RESPONSE: Not being planted. d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly to maintain visual clearances. e. No new utility pole location shall be established closer than five feet to any existing street tree; RESPONSE: No new utility poles are planned with this project. f. Tree pits shall be located so as not to include utilities(e.g., water and gas meters) in the tree well; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. h. Street trees shall not be planted closer than 20 feet to light standards; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates,then they may be positioned no closer than 10 feet; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. j. Where there are overhead power lines,the street tree species selected shall be of a type which, at full maturity,will not interfere with the lines; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. k. Trees shall not be planted within two feet from the face of the curb; and RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates,bricks on sand,paver blocks and cobblestones; and RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Landscaping and Screening 18.745-3 Code Update: 10/02 RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. RESPONSE: The applicant understands the requirements of this section. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030,using approval criteria in Section 18.370.020.C.4.a. RESPONSE: The applicant understands the requirements of this section. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. RESPONSE: The applicant understands the requirements of this section. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030,using approval criteria in Section 18.370.020.C.4.b. RESPONSE: The applicant understands the requirements of this section. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. RESPONSE: N/A. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. 2. 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; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. Landscaping and Screening 18.745-4 Code Update: 10/02 3. A fence,hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly, utilizing the sites existing vegetation. a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; Landscaping and Screening 18.745-5 Code Update: 10/02 RESPONSE: N/A 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone,rock or brick, or otherwise acceptable by the Director; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. b. Such fence or wall construction shall be in compliance with other City regulations; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. c. Walls shall be a minimum of six inches thick; and RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight- obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no hedges planted. b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no hedges planted. c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no hedges planted. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. 4. All fences or walls greater than six feet in height shall be subject to building permit approval. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed, or hedges planted, or obscuring materials placed in conformance with this section. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. There will be no fences or walls constructed, or hedges planted, or obscuring materials placed in conformance with this section. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. (5)The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; RESPONSE: The applicant understands the requirements of this section, and all refuse materials shall be contained within the buildings garage. 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; RESPONSE: N/A. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence,masonry wall or evergreen hedge. All refuse shall be contained within the screened area. RESPONSE: The applicant understands the requirements of this section, and all refuse materials shall be contained within the buildings enclosed garage. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly. Landscaping and Screening 18.745-7 Code Update: 10/02 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. RESPONSE: N/A. There will be no disturbed natural areas,however, disturbed areas will be replanted with grasses and hand watered. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and RESPONSE: Existing roots and plants will not have materials stored on them. 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. RESPONSE: After completion of the minimal grading, disturbed areas will be replanted with grasses and hand watered. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established,lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; RESPONSE: The applicant understands the requirements of this section, and has designed the Landscaping Plan accordingly and will established,lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area. b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. RESPONSE: After completion of the minimal grading, disturbed areas will be replanted with grasses and other shrubs and hand watered. Landscaping and Screening 18.745-8 Code Update: 10/02 Note: See Table 18.745.2 for alternative combinations for meeting these screening requirements. Landscaping and Screening 18.745-9 SE Update: 07/01 RESPONSE: N/A. All adjoining uses are Commercial or are separated by a street. No buffers are required. [1] Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. [2] Adjustments from these requirements can be obtained; see Section 18.370.020 C4. TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING [1] Landscaping and Screening 18.745-10 SE Update: 07/01 Landscaping and Screening 18.745-11 SE Update: 07/01 TABLE 18.745,1 BUFFER MATRIX PROPOSED ESE Single Units, Attached Snrse Attached Mobile Coctmyaal Netehbothoed Mixed Light Hear Parkin Lets Deuced; Units and Sirale Units Home Zones(CC. Commercial Use Industrial Icdna ii1 4.O 54- Mancfaczed hitkia lv. and Parks CO,C?. Zone(c1) Emf1oy. Zones Zones spaces spaces Chits 1.5 Unity. Mu1 fam lv. CBD) went (1?;ii.) EXIST NGIIABETTLNG ESE Duplexes 5+tnits Detached Sua?1e Enin;Manhfactmed Units - A C C D C C E F C D Attached Single mitt and Makfmnly, A - B C D C C E F C D . 1.5 Units,Duplexes Arached Single Units and Mcltifacclly. A A •• C D C C E F C D 5=Usiti Mobile Home Parks A A B - 0 C C E F C D Commercial Zones(CC,CO,CP.CBD) C C C C - A A 0 0 - - n4111)(11101 Commercial Zone(CN) C C C C A - A 0 D - - Mixed Use Employment Zone CNIUE) C C C C A A - 0 D - - LieF.t Indust:ial Zones(IP,U.) D D 0 D A A A - D - - Her:),!cduslia!Zone OE) D D 0 D D 0 D 0 - - - Patkiog Lots C C_ C. C -. _ _ _ - - Arterial Sneess A A . A - - A 0 - - Options Width Trees Shrubs or Screening (feet) (per linear feet of buffer) Groundcover A -- 10 -- Lawn! -- living groundcover B -- 10 20'min/30' max spacing Lawn/ -- living groundcover 1 10 Shrubs 4'hedge% C 2 8 15'min/30' max spacing Shrubs 5' fence 1 3 6 Shrubs 6'wa11 1 20 Shrubs 6'hedge D 2 15 l0' rain/20' max spacing Shrubs 6' fence 3 10 Shrubs 6'wall 1 30 10'min/.20' max spacing Shrubs 6' hedge or fence E 2 25 Shrubs 5' earthen berth or wall F -- 40 10' uuaJ20" max spacing Sh rubs 6' hedge.fence. wall or berm 18.755.040: Methods of Demonstrating Compliance. 5. Specific Requirements: b. (1): The existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. Mixed Solid Waste and Recyclable Storage 18.755-1 11/26/98 Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE Sections: 18.755.010 Purpose and Applicability 18.755.020 Definitions 18.755.030 Materials Accepted 18.755.040 Methods of Demonstrating Compliance 18.755.050 Location, Design and Access Standards for Storage Areas 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. B.Applicability.The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a.,8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. This criterion is met. 18.755.020 Definitions A. Definitions. The following definitions apply to regulations governing the storage of solid waste and recyclable material contained in this chapter exclusively. 1. "Mixed solid waste"means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; 2. "Source-separated recyclable"means, at a minimum,recyclable materials designated"principle recyclable materials"by the State Environmental Quality Commission under ORS 495.025, with the exception of yard debris. Currently these materials include newspaper, ferrous and nonferrous scrap metal,used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; 3. "Storage area"means the space necessary to store mixed solid waste and source-separated recyclable that accumulate between collection days; 4. "Multi-unit residential building"means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; 5. `lion-residential building"means a structure that is used for any non-residential function, including but not limited to office, retail wholesale/warehouse/industrial and institutional uses. 18.755.030 Materials Accepted A. Materials accepted. Except as provided for in 18.755.040 G and I, the storage area must be able to accept at least all"principle recyclable materials"designated by the Oregon Environmental Quality Commission and other source-separated recyclable the local government identifies by regulation. Mixed Solid Waste and Recyclable Storage 18.755-2 11/26/98 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G; 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; RESPONSE: N/A. This is not new construction. 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. 3. Application requirements and review procedure: The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage and is noted on the plans as required by this section. The garbage and recyclables will be hauled out to the curb on pickup days. This criterion is met. 4. General requirements: a. The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building,the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20% of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage will be hauled out to the curb on pickup days. This criterion is met. b. Storage areas for multiple uses on a single site may be combined and shared. RESPONSE: N/A. This is no multiple uses. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43% of specific requirements). Where vertical or stacked storage is proposed, the site plan Mixed Solid Waste and Recyclable Storage 18.755-3 11/26/98 shall include drawings to illustrate the layout of the storage area and dimensions of containers. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. This criterion is met. 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. RESPONSE: N/A. This is not a residential use. b. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4 square feet/1,000 square feet gross floor area(GFA). (2) Retail: 10 square feet/1,000 square feet GFA. (3) Industrial: 6 square feet/1,000 square feet GFA. (4) Institutional: 4 square feet/1,000 square feet GFA. (5) Other: 4 square feet/1,000 square feet GFA. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. This criterion is met. D. Waste assessment method. 1. Description of method: The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building; RESPONSE: N/A. This is not a new use. 2. Typical application of method: This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. This criterion is met. 3. Application requirements and review procedures: a. A pre-conference with the solid waste coordinator/plan check staff is required if the waste assessment method is proposed. The applicant shall obtain a waste assessment form from the local jurisdiction; RESPONSE: N/A. This is not a new use. b. The form shall be used to estimate the volumes of source separated recyclable/mixed solid waste generated. From this information, the applicant can design a specific management, storage and collection system. Techniques such as a compactor or cardboard baler may be implemented to minimize the square footage of the site which must be set aside for a storage area; RESPONSE: N/A. This is not a new use nor a high volume waste generator. c. The waste assessment form shall be completed and submitted with site plans required by the local jurisdiction. The plans must identify the size and location of interior or exterior storage area(s), specialized equipment, collection schedule, and other features required to accommodate the volumes projected in the waste assessment. The solid waste coordinator for the local jurisdiction shall review and approve the waste assessment as part of the site plan or development review process. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. Mixed Solid Waste and Recyclable Storage 18.755-4 11/26/98 4. Specific requirement: The application shall demonstrate that the mixed solid waste and recyclable volumes expected to be generated can be stored in less space than is required by the minimum standards method. E. Comprehensive recycling plan method. RESPONSE: N/A. This is not a new use nor a high volume waste generator. 1. Description of method: The comprehensive recycling plan method is most appropriate when an applicant has independently developed a comprehensive recycling plan that addresses materials collection and storage for the proposed use; RESPONSE: N/A. This is not a new use nor a high volume waste generator. 2. Typical application of method: This method can be used when a comprehensive recycling plan has been developed for a specific facility. It is most suited to large nonresidential uses such as hospitals, schools and industrial facilities.The comprehensive recycling plan method can be used for new construction or expansion that is subject to full Site Development Review, as governed by Chapter 18.360; RESPONSE: N/A. This is not a new use nor a high volume waste generator. 3. Application requirements and review procedure: The comprehensive recycling plan shall be submitted to the local solid waste coordinator at the same time site plans are submitted for site plan review. The applicant shall submit plans and text that show how mixed solid waste and recyclable generated by the proposed development will be served under a comprehensive recycling plan. The location, design and access standards set forth in 18.755.050 are applicable to new storage areas only. RESPONSE: N/A. This is not a new use nor a high volume waste generator. F. Franchised hauler review method. 1. Applicability: The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development, once it is constructed; RESPONSE: N/A. This is not a new use nor a high volume waste generator. 2. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; RESPONSE: N/A. This is not a new use nor a high volume waste generator. 3. Typical application of method: This method is to be used when there are unique conditions associated with the site, use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program(e.g., types of equipment, frequency of collection)to the unique characteristic(s) of the site or development. The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off-street parking requirements of the underlying zone; RESPONSE: N/A. This is not a new use nor a high volume waste generator. b.The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; RESPONSE: N/A. This is not a new use nor a high volume waste generator. c. The proposed use will generate unique wastes that can be stacked, folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by 18.755.040 C. 5b. of this chapter. RESPONSE: N/A. This is not a new use nor a high volume waste generator. Mixed Solid Waste and Recyclable Storage 18.755-5 11/26/98 4. Application requirements and review procedure: The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building. A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s)required to accommodate anticipated volumes shall be submitted for Site Development Review, as governed by Chapter 18.360. Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency, which will keep the storage area from exceeding its capacity. 18.755.050 Location, Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 18.755.040 above. RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. B. Location standards. 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., per the UBC only 4 square feet of waste storage area is required, and 8 square feet of waste storage area is being provided. Approximately 400 square feet of waste storage area is provided in the garage,which is weather proof. The garbage and recyclables will be hauled out to the curb on pickup days, so access is not an issue. No additional review is required. This criterion is met. 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a.,8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. 6. Exterior storage areas can be located in a parking area,if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables will be hauled out to the curb on pickup days. No additional review is required. This criterion is met. 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. RESPONSE: The applicant understands the requirements of this section. The garbage and recyclables will be hauled out to the curb on pickup days and will be set so as to not obstruct pedestrian movements. This criterion is met. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., 8 square feet of waste storage area is required. Approximately 400 square feet of waste storage area is provided in the garage. The garbage and recyclables containers are supplied by the waste hauler and will be hauled out to the curb on pickup days as they have been for many years. No additional review is required. This criterion is met. 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; RESPONSE: The applicant understands the requirements of this section, and the existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a.,per the UBC only 4 square feet of waste storage area is required, and 8 square feet of waste storage area is being provided. Approximately 400 square feet of waste storage area is provided in the garage,which is weather proof. The garbage and recyclables will be hauled out to the curb on pickup days,so access is not an issue. No additional review is required. This criterion is met. Mixed Solid Waste and Recyclable Storage 18.755-6 11/26/98 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; RESPONSE: The applicant understands the requirements of this section, and the waste strorage area is inside. The existing building contains 1,925 square feet of gross floor area and has a height of over 7 feet. Based on this g.f.a., per the UBC only 4 square feet of waste storage area is required, and 8 square feet of waste storage area is being provided. Approximately 400 square feet of waste storage area is provided in the garage,which is weather proof. The garbage and recyclables will be hauled out to the curb on pickup days, so access is not an issue. No additional review is required. This criterion is met. 4. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. RESPONSE: The applicant understands the requirements of this section. The garbage and recyclables containers are supplied by the waste hauler and are clearly marked for types of materials accepted. This criterion is met. D. Access standards. 1. Access to storage areas can be limited for security reasons. However,the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; RESPONSE: The applicant understands the requirements of this section. The garbage and recyclables containers are supplied by the waste hauler and are clearly marked for types of materials accepted. The garbage and recyclables containers are supplied by the waste hauler and will be hauled out to the curb on pickup days as they have been for many years. This criterion is met. 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; RESPONSE: The applicant understands the requirements of this section. The garbage and recyclables containers are supplied by the waste hauler and are clearly marked for types of materials accepted. The garbage and recyclables containers are supplied by the waste hauler and will be hauled out to the curb on pickup days as they have been for many years. This criterion is met. 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. RESPONSE: The applicant understands the requirements of this section. The garbage and recyclables containers are supplied by the waste hauler and are clearly marked for types of materials accepted. The garbage and recyclables containers are supplied by the waste hauler and will be hauled out to the curb on pickup days as they have been for many years. This criterion is met. Off-Street Parking and Loading Requirements 18.765-1 Code Update: 04/02 Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS Sections: 18.765.010 Purpose 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.060 Parking Structure Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. RESPONSE: For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore,these criteria are found to be met. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. The parking area is safe and was designed in accordance with the city requirements for parking stall sizes and ingress and egress. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. 18.765.020 Applicability of Provisions A. New construction. 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. RESPONSE: The applicant understands the requirements of this section. This is not a new use. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on- site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title,the number of vehicle parking and loading spaces required . r shall be based only on floor area or capacity of such enlargement; RESPONSE: The applicant understands the requirements of this section. This is not an expanded use. 2. If the minimum vehicle parking spaces required for the enlargement added to the existing onsite space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in 18.765.070, the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. RESPONSE: The applicant understands the requirements of this section. This is not an expanded use. C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; RESPONSE: For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the Off-Street Parking and Loading Requirements 18.765-2 Code Update: 04/02 difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; RESPONSE: For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space, including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore,these criteria are found to be met. 3. Where the change results in a decrease in intensity of use, the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. RESPONSE: For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. RESPONSE: This is a Type II application. For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space, including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and RESPONSE: The applicant understands the requirements of this section. 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; RESPONSE: The applicant understands the requirements of this section. 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents,patron and employees only; RESPONSE: The applicant understands the requirements of this section. b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and RESPONSE: The applicant understands the requirements of this section. c. Not be rented, leased or assigned to any other person or organization. RESPONSE: The applicant understands the requirements of this section 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. RESPONSE: This is a Type II application and detailed site plans are attached. For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space, including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); RESPONSE: N/A. The applicant understands the requirements of this section. 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve,measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: Off-Street Parking and Loading Requirements 18.765-3 Code Update: 04/02 a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site; RESPONSE: This is a Type II application and detailed site plans are attached. For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan,6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. - RESPONSE: This is a Type II application and detailed site plans are attached. For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, only a) applies. C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est)use per Section 18.765.070; RESPONSE: N/A. The applicant understands the requirements of this section. 2. Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; RESPONSE: N/A. The applicant understands the requirements of this section. 3. If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. RESPONSE: N/A. The applicant understands the requirements of this section. D. Parking in mixed-use projects. In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1. Primary use, i.e., that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use in Section 18.765.060; RESPONSE: N/A. The applicant understands the requirements of this section. 2. Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90%of the vehicle parking required for that use in Section 18.765.060; RESPONSE: N/A. The applicant understands the requirements of this section. 3. Subsequent use or uses, at 80%of the vehicle parking required for that use(s) in Section 18.765.060; RESPONSE: N/A. The applicant understands the requirements of this section. 4. The maximum parking allowance shall be 150%of the total minimum parking as calculated in D.1.-3. above. RESPONSE: N/A. The applicant understands the requirements of this section. E. Visitor parking in multi-family residential developments. Multi-dwelling units with more than lOrequired parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. RESPONSE: N/A. The applicant understands the requirements of this section. F.Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees,Off- Street Parking and Loading Requirements 18.765-4 Code Update: 04/02 students and other regular visitors to the site.At least 5%of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. RESPONSE: N/A. The applicant understands the requirements of this section. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. RESPONSE: This is a Type II application and detailed site plans are attached. For administrative and professional services, 1 parking space is required for each 350 square feet of gross floor space. For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space,including 1 van accessible handicapped stall and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore,this meets the Disabled-accessible parking criteria. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ)to: 1. Acquire an Indirect Source Construction Permit; RESPONSE: N/A. The applicant understands the requirements of this section. 2. Investigate the feasibility of installing oil and grease separators. RESPONSE: N/A. The applicant understands the requirements of this section. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. RESPONSE: The applicant understands the requirements of this section and all parking lots shall be kept clean and in good repair at all times.Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width. Therefore, these criteria are found to be met. 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; RESPONSE: The applicant understands the requirements of this section. In order for 8060 SW Pfaffle Street to develop, an access agreement for the consolidation of 8000 & 8060 SW Pfaffle Street was developed. The applicant understands that this shared access is to be utilized, and has indicated so on the site plans. The access is safe and is outside the influence of intersection stacking problems and does not have any site distance issues. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width and with a total number of spaces between the two projects of 77 parking spaces, meets the width requirement of the code. Therefore,these criteria are found to be met. 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; RESPONSE: The applicant understands the requirements of this section. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width and a 25 wide curb to curb throat that defines the driveway effectively. Therefore, these criteria are found to be met. 4.Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; RESPONSE: The applicant understands the requirements of this section. The access drive minimum vision clearance in accordance with Chapter 18.795,Visual Clearance section is identified on the plans. Therefore, these criteria are found to be met. 5. Access drives shall be improved with an asphalt or concrete surface; and RESPONSE: The applicant understands the requirements of this section. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width and a 25 wide curb to curb throat that defines the driveway effectively. Therefore, these criteria are found to be met. 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. RESPONSE: The applicant understands the requirements of this section. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width and a 25 wide curb to curb throat with a depth of 56 feet that defines the driveway effectively for maneuvering without effecting the public right-of-way. Therefore,these criteria are found to be met. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. RESPONSE: N/A. The applicant understands the requirements of this section. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time is not proposed for this site. Off-Street Parking and Loading Requirements 18.765-5 Code Update: 04/02 D. On-site vehicle stacking for drive-in use. 1. All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. RESPONSE: N/A. The applicant understands the requirements of this section. TABLE 18.765.1 STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaners,repair services 50 feet Drive-in restaurants 200 feet Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: -Free flow entry 25 feet/entry driveway -Ticket dispense entry 50 feet/entry driveway - Manual ticket dispensing 100 feet/entry driveway -Attendant parking 100 feet RESPONSE: N/A. The applicant understands the requirements of this section. 2. The Director may reduce the length of the inbound stacking lane by means of a adjustment to be reviewed through a Type I procedure, as governed by Section 18.320.300, using approval criteria contained in Section 18.370.020.C.5.g. RESPONSE: N/A. The applicant understands the requirements of this section. 3. Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. RESPONSE: N/A. The applicant understands the requirements of this section. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. RESPONSE: The applicant understands the requirements of this section. The existing driveway was constructed per the Tigard code with a concrete approach and a 30 foot width and a 25 wide curb to curb throat with a depth of 56 feet that defines the driveway effectively for maneuvering without effecting the public right-of-way. Therefore, these criteria are found to be met. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. RESPONSE: N/A. The applicant understands the requirements of this section, and there are no drop-off edges within this project. G. Parking lot landscaping. RESPONSE: Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745.Parking lots are already landscaped in accordance with the requirements of Chapter 18.745 1.a. (1) as previously demonstrated. However, additional plants will be placed where the existing driveway is removed to screen this portion of the parking area. This criterion will be met. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; Off-Street Parking and Loading Requirements 18.765-6 Code Update: 04/02 RESPONSE: The proposed parking lot will be improved with an asphalt surface as required in this section. This criterion will be met. 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; RESPONSE: N/A. The applicant understands the requirements of this section. 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area: a)within a specified period of time after establishment of the parking area; or b) if there is a change in the types or weights of vehicles utilizing the parking area; or c) if there is evidence of adverse effects upon adjacent roadways, water courses, or properties. Such an agreement shall be executed as a condition of approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially-zoned or residentially-developed area; RESPONSE: N/A. The applicant understands the requirements of this section. b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; RESPONSE: N/A. The applicant understands the requirements of this section. c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way; and RESPONSE: N/A. The applicant understands the requirements of this section. d. A driveway which connects a gravel parking area with any public street shall be paved. RESPONSE: N/A. The applicant understands the requirements of this section. 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the Temporary Use application per the requirements of Section 18.385.050; RESPONSE: N/A. The applicant understands the requirements of this section. b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed; and RESPONSE: N/A. The applicant understands the requirements of this section. c. Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. RESPONSE: N/A. The applicant understands the requirements of this section. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off- street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and RESPONSE: The proposed parking lot spaces will be clearly marked as shown on the attached site plan. This criterion is met. 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. RESPONSE: The proposed parking lot spaces will be clearly marked as shown on the attached site plan, including the crossing area for pedestrians. This criterion is met. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be Off-Street Parking and Loading Requirements 18.765-7 Code Update: 04/02 concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. RESPONSE: The proposed parking stalls maintain a 4 inch wheel stop with a 3 foot bumper overhang area incorporating low lying landscaping material. All parking stalls adjacent to sidewalks and interior landscaped areas will have these elements. All relevant criteria are met. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. RESPONSE: The proposed parking lot will be drained to avoid ponding and flow of water across public sidewalks. This criterion will be met. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. RESPONSE: The applicant understands the requirements of this section. The parking area and pedestrian walkway is designed to lead straight from the building entry, cross the asphalt driveway in a perpendicular direction as shown on the site plans,in the most direct fashion. Existing lights with infrared actuation lighting is used for illumination of the parking and pedestrian areas. They are designed to illuminate the parking area and not off- site properties. This criterion will be met. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. RESPONSE: The applicant understands the requirements of this section. No signs are proposed at this time. N. Space and aisle dimensions. (Figure 18.765.1) Stall width dimensions may be distributed as follows: 50%standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. A Parking Angle B Stall Width C Stall Depth(no bumper overhang) D Aisle Width Between Stall Lines (5) E Stall Width Parallel to Aisle F Module Width(no bumper overhang) G Bumper Overhang Off-Street Parking and Loading Requirements 18.765-8 Code Update: 04/02 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5. x 18.5. for a standard space; RESPONSE: The proposed standard, and handicapped spaces conform to the dimensions provided in this section: 90-degree standard stalls measure 8.5 feet x 18.5 feet. These criteria are met. b. 7.5. x 16.5. for a compact space; and RESPONSE: N/A-no compact spaces. The applicant understands the requirements of this section. c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space, a van accessible handicapped stall measuring 16 feet by 18.5 feet and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore,these criteria are found to be met. d. The width of each parking space includes a stripe which separates each space. RESPONSE: The proposed standard, and handicapped spaces conform to the dimensions provided in this section: 90-degree standard stalls measure 8.5 feet x 18.5 feet and includes a stripe which separates each space. These criteria are met. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; RESPONSE: The proposed drive aisle accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. These criteria are met. 3. Minimum standards for a standard parking stall.s length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. Off-Street Parking and Loading Requirements 18.765-9 Code Update: 04/02 Off-Street Parking and Loading Requirements 18.765-10 Code Update: 04/02 RESPONSE: The proposed parking area conforms to the dimensions provided in this section: 90-degree standard stalls measure 8.5 feet x 18.5 feet and an overall width of 63 feet. These criteria are met. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. B. Covered parking spaces. 1. When possible,bicycle parking facilities should be provided under cover. RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. RESPONSE: N/A. The applicant understands the requirements of this section. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for longterm (employee)parking is encouraged but not required; RESPONSE: Based on 1,925 square feet of building area, 1 bicycle parking space is required, but the minimum allowed is 2. Therefore, the 2 required bicycle parking spaces will be provided at the north side of the building in the 400 square foot garage as shown on the attached site plan. The bicycle spaces being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is within 50 feet of the primary entrance to the proposed structure. The bicycle parking area is not located within parking aisles, landscape areas or pedestrian ways, and is visible. These criteria are met. 2. Bicycle racks must be securely anchored to the ground,wall or other structure; RESPONSE: Bicycle spaces are being provided at the north side of the building in the garage as shown on the attached site plan. The bicycle parking area is locked with the garage door. These criteria are met. 3. Bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; RESPONSE: The bicycle spaces being provided at the north side of the building in the 400 square foot garage as shown on the attached site plan. These criteria are met. 4. Each required bicycle parking space must be accessible without moving another bicycle; RESPONSE: Based on 400 square feet of garage area,they will have ample room. These criteria are met. 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; RESPONSE: The applicant understands the requirements of this section. 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Off-Street Parking and Loading Requirements 18.765-11 Code Update: 04/02 RESPONSE: The bicycle space is being provided at the north side of the building in the 400 square foot garage as shown on the attached site plan. These criteria are met. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material.This surface must be designed to remained well drained. RESPONSE: The bicycle space is being provided at the north side of the building in the 400 square foot garage with a concrete floor and is covered from the weather. These criteria are met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in Section 18.370.020.C.5.e. RESPONSE: Based on 1,925 square feet of building area, 1 bicycle parking space is required,but the minimum allowed is 2. Therefore,the 2 required bicycle parking spaces will be provided at the north side of the building in the 400 square foot garage as shown on the attached site plan. The bicycle spaces being provided at the north side of the building in the garage as shown on the attached site plan. These criteria are met. 18.765.060 Parking Structure Design Standards. A.Ground-floor windows/wall openings.All parking structures shall provide ground floor windows or wall openings along the street frontages.Blank walls are prohibited.Any wall facing the street shall contain windows,doors or display areas equal to at least 20%of the ground floor wall area facing the street excluding those portions of the face(s) devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four(4) feet above grade. Where the interior floor level prohibits such placement, the sill may be raised to allow it to be no more than two (2)feet above finished floor wall up to a maximum sill height of six (6) feet above grade. RESPONSE: N/A. The applicant understands the requirements of this section. B. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. RESPONSE: N/A. The applicant understands the requirements of this section. C.Other standards.Parking structures must comply with all standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility. RESPONSE: N/A. The applicant understands the requirements of this section. D. Parking layout and internal circulation.The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment, as governed in Section 18.370.010, using the approval criteria in Section 18.370.020.C.5.f. RESPONSE: N/A. The applicant understands the requirements of this section. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use,not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director.s decision be rendered in writing, it shall constitute a Director.s Interpretation, as governed by Section 18.340; RESPONSE: N/A. The applicant understands the requirements of this section. 2. The Director shall maintain a list of'approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. RESPONSE: N/A. The applicant understands the requirements of this section. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. Off-Street Parking and Loading Requirements 18.765-12 Code Update: 04/02 RESPONSE: N/A. The applicant understands the requirements of this section. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070.H: 1. Fractions. Fractional space requirements shall be counted as a whole space; RESPONSE: N/A. The applicant understands the requirements of this section. 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required, the employees counted are those who work on the premises during the largest shift at the peak season; RESPONSE: N/A. The applicant understands the requirements of this section. 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required, the students counted are those who are on the campus during the peak period of the day during a typical school term; RESPONSE: N/A. The applicant understands the requirements of this section. 4. Space. Unless otherwise specified, where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. RESPONSE: N/A. The applicant understands the requirements of this section. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070.H: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; RESPONSE: N/A. The applicant understands the requirements of this section. b. The street where on-street parking is proposed is not located on local residential streets. RESPONSE: N/A. The applicant understands the requirements of this section. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. RESPONSE: N/A. The applicant understands the requirements of this section. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H, the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; RESPONSE: N/A. The applicant understands the requirements of this section. b. Market-rate paid parking; RESPONSE: N/A. The applicant understands the requirements of this section. c. Designated carpool and/or vanpool spaces; RESPONSE: N/A. The applicant understands the requirements of this section. d. Designated disabled-accessible parking spaces; RESPONSE: N/A. The applicant understands the requirements of this section. e. Fleet parking. RESPONSE: N/A. The applicant understands the requirements of this section. Off-Street Parking and Loading Requirements 18.765-13 Code Update: 04/02 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area, the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet, the development will be allowed up to 10 vehicle parking spaces. RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, 6 parking spaces are required. The maximum for this zone is 5.9 spaces/1000 square feet or 11.35 spaces. Eleven parking spaces have been proposed. Of these 11 parking spaces, 1 is a handicapped space, a van accessible handicapped stall measuring 16 feet by 18.5 feet and the remaining 10 are standard spaces. The ADA requirements of a site providing between 1 to 25 total parking spaces is 1 handicapped space including one van accessible space. Therefore, these criteria are found to be met. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070.H by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.b. Applicants who qualify for this adjustment may also apply for further parking reductions per 18.765.070.F.2. below; RESPONSE: The applicant understands the requirements of this section and no reduction is requested. 2. The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070.H by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.a. RESPONSE: The applicant understands the requirements of this section and no reduction is requested. 3. The Director is authorized to reduce up to 10% of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020.C.5.c. RESPONSE: The applicant understands the requirements of this section and no reduction is requested. C. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval d 1 criteria contained in section 18.370.020.C.5.d. RESPONSE: The applicant understands the requirements of this section and no increase is requested. H. Specific requirements. (See Table 18.765.2) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1. A minimum of one loading space is required for buildings with 10,000 gross square feet or more; RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore, these criteria are found to be met. 2. A minimum of two loading spaces for buildings with 40,000 gross square feet or more. RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore, these criteria are found to be met. B. Off-street loading dimensions. 1. Each loading berth shall be approved by the City Engineer as to design and location; Off-Street Parking and Loading Requirements 18.765-14 Code Update: 04/02 RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore,these criteria are found to be met. 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site. At a minimum, the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site; RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore, these criteria are found to be met. 3. Entrances and exits for the loading areas shall be provided at locations approved by the City Engineer in accordance with Chapter 18.710; RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore,these criteria are found to be met. 4. Screening for off-street loading facilities is required and shall be the same as screening for parking lots in accordance with Chapter 18.745. RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore, these criteria are found to be met. Off-Street Parking and Loading Requirements 18.765-15 Code Update: 04/02 Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements RESPONSE: For the existing 1,925 square foot building, as shown on the attached site plan, no loading spaces are required. Therefore, these criteria are found to be met. ADDITIONAL CRITERIA: SECTION 18.780/790/795/810 18.780 Signs Update:02/04 RESPONSE:No business signs are proposed with this development. Therefore,these criteria are found to be met. 18.790.030 Tree Plan Requirement Update:10/04 A. Tree Plan Required. A tree plan for the planting,removal, and protection of trees prepared by a certified arborist shall be provided for any lot,parcel, or combination of lots or parcels for which a development application for a subdivision,partition,site development review,planned development or conditional use is filed. Protection is preferred over removal whenever possible. RESPONSE: A plan is submitted showing seven trees to be removed, two nearby trees requiring protection, and the remainder of the trees will be left alone and are well away from construction activity. Therefore, these criteria are found to be met. 18.795.030 Visual Clearance Requirements B. Obstructions Prohibited. A clear vision area shall include no vehicle,hedge,planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height measured from the top of the curb or where no curb exists, from the street centerline grade. RESPONSE: This frontage of this site includes no intersections,so only the access vision clearance must be considered. The access is shared with an adjacent office building, and has a clear vision triangle as described in the code and shown on the site plan. Therefore, these criteria are found to be met. Street Utility Improvement Standards 18.810-2 Code Update: 10/02 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. RESPONSE: This site has frontage on a public street. Therefore,these criteria are found to be met. 2. No development shall occur unless streets within the development meet the standards of this chapter. RESPONSE: Street improvements will be performed so that streets within the development meet the standards of this chapter. Therefore,these criteria are found to be met. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided,however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. RESPONSE: Street improvements will be performed so that streets within the development meet the standards of this chapter. Therefore, these criteria are found to be met. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; RESPONSE: No new streets are proposed within this development. Therefore, these criteria are found to be met. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not,by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. RESPONSE: Street improvements will be performed so that streets within the development meet the standards of this chapter. Therefore, these criteria are found to be met. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards,the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest,the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition;however, the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name"the public," as grantee. RESPONSE: Right of way will be dedicated along SW Pfaffle St in accordance with the City of Tigard Comprehensive plan. Therefore,these criteria are found to be met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.1 and 18.705.030I. D. Street location, width and grade. Except as noted below,the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets,to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below.Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists,bicyclists, and pedestrians; k. Access needs for emergency vehicles. RESPONSE: The shared access agreement and existing driveway are sufficient to meet these requirements. Therefore, these criteria are found to be met. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-desac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. RESPONSE: No new streets are proposed within this development. Therefore,these criteria do not apply. O. Curbs, curb cuts,ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: The curbs and driveway will be constructed in accordance with City of Tigard standards. Therefore, these criteria are found to be met. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts.The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. RESPONSE: No new accesses are being proposed within this development. Therefore, these criteria do not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. RESPONSE: Certification that all of the monuments have been reestablished and protected will be provided to the City upon completion of this development. Therefore, these criteria are found to be met. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) RESPONSE: Asphalt concrete pavement will be placed in accordance with City of Tigard standards. Therefore, these criteria are found to be met. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy,or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. RESPONSE: Traffic calming measures will be taken if the City Engineer feels them necessary. Therefore, these criteria are found to be met. Welkin Engineering, P.C. December 17, 2004 JO: 97-112.01 ATTN: Kim McMillan City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: WELKIN CORPORATE CENTER SHARED DRIVEWAY EGRESS AT 8060 SW PFAFFLE ST. - SIGHT DISTANCE ANALYSIS Dear Kim: A site analysis was recently performed at the proposed Welkin Corporate Center site on SW Pfaffle St. between Highway 99 and SW Hall Blvd., to establish existing sight distance from the egress of the property. The subject driveway is a shared access centered over the property line dividing 8000 SW Pfaffle St. and the newly constructed Cameron Plaza office building at 8060 SW Pfaffle St. The reference for the study was a point 15'behind the southerly fog line of SW Pfaffle St at the center of the existing shared access, to a point 3.5'high on any object in the oncoming travel lane. The posted speed limit is 35 mph. By rule of thumb, a minimum of 350' of clear sight distance should be available for egress onto SW Pfaff le St. Sighting from the driveway to the east showed clear sight distance of greater than 600' to the 4-way stop intersection at SW 78th Ave. Sighting to the west from the driveway showed clear sight distance of greater than 800' to the intersection of SW Hall Blvd. Based upon our analysis, the current sight distance from the proposed driveway is more than adequate in each direction. Street trees along SW Pfaffle St. will be planted in the future so that they won't interfere with sight distance, as defined in the City of Tigard Development Code, Section 18.795.040. Additionally, an unobstructed visual clearance triangle is provided per the same section of code, and is illustrated on the plan. Should you have any questions, please call me at (503) 598-1866. Sincerely, WELKIN ENGINEERING, P.C. ��� - 15,165 7 - Ed Christensen, P.E. GcL�,ryti Principals �ti cc: file '`.1-'t` � �' lZ44i cc. CONSTRUCTION COST ESTIMATE FOR 8000 SW PFAFFLE SITE DEVELOPMENT REVIEW APPLICATION DATE: 6/9/2004 BY: EKC DESCRIPTION COST 8000 SW PFAFFLE ST.PUBLIC IMPROVEMENTS $6,742.75 SITE IMPROVEMENTS $8,456.20 PROJECT TOTAL $15,198.95 NOTE: These costs are based upon preliminary plans and are subject to change depending upon final approved construction documents and seasonal variations in construction techniques. 8000 SW PFAFFLE ST.PUBLIC IMPROVEMENTS NO. DESCRIPTION QTY. UNIT UNIT PRICE TOTAL 1 MOBILIZATION 1 LS $500.00 $500.00 EROSION CONTROL 1 LS $100.00 $100.00 2 TEMPORARY TRAFFIC CONTROL 1 LS $500.00 $500.00 3 3"AC.CLASS C 435 SF $2.40 $1,044.00 4 AB 10"1 1/2 BASE 2"3/4 LEVEL 435 _ SF $4.40 $1,914.00 5 6"X 16"PCC CURB 120 LF $7.50 $900.00 6 4"PCC ON 2"AB SIDEWALK 835 SF $1.85 $1,544.75 7 HC RAMPS 0 EA $500.00 $0.00 8 30'COMMERCIAL D/W 0 EA $800.00 $0.00 9 SAWCUT PAVEMENT 120 LF $2.00 $240.00 10 12"ADS N-12 STORM PIPE/3/4-0"BACKFILL 100 LF $22.40 $2,240.00 11 48"FLAT TOP STORM MANHOLE 1 EA $1,420.00 $1,420.00 12 10 LF OF 10"ADS PIPE W/10"HELD INLET 1 LS $360.00 $360.00 8000 SW PFAFFLE ST.PUBLIC IMPROVEMENTS SUBTOTAL= $6,742.75 SITE IMPROVEMENTS NO. DESCRIPTION I QTY. I UNIT UNIT PRICE TOTAL 1 CLEARING&GRUBBING 1 LS $1,500.00 $1,500.00 5 2.5"AC.CLASS C 66.80 TONS $58.00 $3,874.40 7 AB 6"1 1/2 BASE 2"3/4 LEVEL 62.25 TONS $22.80 $1,419.30 8 RELOCATE EXISTING WATER METER 1 LS $200.00 $200.00 10 4"PCC ON 2"AB SIDEWALK _ 250 SF $1.85 $462.50 15 TEMP.EROSION CONTROL 1 LS $1,000.00 $1,000.00 SITE IMPROVEMENTS SUBTOTAL= $8,456.20 97-112.01 PAGE 1 OF 1 t IMPACT STUDY TDC § 18.390.040 (B) (2) (e)prescribes the following"impact study": "The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication ofreal property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. " Transportation system impacts - The proposed development is expected to generate 3 and 4 vehicle trips during the AM and PM peak hours, respectively, and 21 trips during an average weekday. Based on results of the traffic impact analysis performed by Lancaster Engineering, traffic generated by this facility will not significantly decrease level of service, increase vehicle delay,or increase stopped queue lengths at any nearby intersection. There will be no significant impacts from this project on the transportation system. Drainage system impacts - Runoff from the parking area will shed from the site in a manner identical to the pre- developed condition,be collected in a shallow swale, and discharged into a new public storm water pipe in SW Pfaffle St. Less than 5000 SF of new impervious area will be created, therefore detention is not required. The roof runoff will continue to be discharged into the existing public system in SW Pfaffle St. as well. There will be no significant impacts from this project on the storm water system. Park system impacts - The proposed development will generate minimal,if any,impacts to the City's park system. Water system impacts - The number of fixtures within the existing building(10 equivalent fixture units of demand), necessitate one 3/4" water service. The existing 8" diameter ductile iron main water line is available in SW Pfaffle St., and capable of supporting the expected demand for potable, fire, and irrigation. The subject property's proportionate impact on the existing water system is insignificant. APPLICATION FOR SITE DEVELOPMENT REVIEW 8000 SW PFAFFLE STREET SDR2004-00009 97-112.01 Sewer system impacts - Sanitary waste will be conveyed to the existing public system via the existing 4" pipe. The service will be resized to 8" and relocated in the future to accommodate the proposed building. The subject property's proportionate impact on the existing sewer system is minimal. Noise impacts - The proposed development will generate minimal,if any, noise impacts in proportion to the surrounding facilities, road system, and residences. Dedication Requirements - Five feet of right-of-way will be dedicated along the north(SW Pfaffle St.)which connects to SW Hall Blvd. to the west and to SW 78`h Avenue to the east,in accordance with the City of Tigard Planning Department requirements. APPLICATION FOR SITE DEVELOPMENT REVIEW 8000 SW PFAFFLE STREET SDR2004-00009 97-112.01 Bela 1 -r u-+ 11 : -rna welkin Engineering P. C. 503-598- 1868 p. 2 t -� ND (G iC �' ,10 ; FF. p Tri IT Ln' 4 11 1 File Number CleanWater\ ServiceLii O ur commitment is clear. Sensitive Area Pre-Screening Site Assessment Jurisdiction �/ Map &Tax Lot /Si3 j pOS-Q® Owner C) Ciyi= ZOo4 Site Address Ste Nser,l 8oao Pf4f�1� st. Contact k Q G1.. 45tenJs era Proposed Activity Coh,o,A,Qy„�;q( / Address -f -�,t e. S`j- R•oc P � p rv442.5s iioN..I_ tc.e5 Pc,1-11q hd , oit. 97223 Phone S-o3 - S`9,S -/866 Official use only below this line Y N NA Y N NA '—" AA Sensitive Area Composite Map Li (,�►I Stormwater Infrastructure maps Map # /✓�/4/P u - - QS # ti,2A/ n Locally adopted studies or maps — m Other Specify -- ma Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: I Sensitive areas potentially exist on site or within 200' of the site, THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required: DA, Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORM WATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: �2/ ,-- je— Date: f/1A�0 S/ i Returned to Applicant Mail ,q' Fax Counter Date 5//8/09 By 2550 SW Hillsboro Highway a Hillsboro,Oregon 97123 Phone: (503)661-3605•Fax: (503)681-4439.E2nw.clearmiterservices.nrr Arbori's+ Report Teragan & Associates, Inc. Terrence P. Flanagan Arboricultural Consultants SW Pfaffle St. Improvements March 9, 2005 Prepared for: Ed Christensen Welkin Engineering, P.C. 8000 SW Pfaff le St. Tigard, OR 97223 Prepared by: Terrence P. Flanagan Teragan& Associates, Inc. 3145 Westview Circle Lake Oswego, OR 97034 Copyright Terrence P.Flanagan,2005 • ; "NY i,.1, , , ;, , Member 3145 Wesrvicw Circle • Lake Oswego,OR 97034• (503)697.1975 c 697-1976 3-. ns,�snicav bract r.n u� Fati.(503)69t-1J7h Cell:(503)SJ J017 ISA ISA. 1.7 iUnnitIVIS 8000 SW Pfaff le St. Improvements 3-9-05 Tigard,Oregon Page 2 of 9 Table of Contents Summary 3 Introduction 3 Assignment 3 Limiting Conditions 3 Purpose and Use of the Report 3 Site Description 3 Observations 3 Description and Examination of Subject Trees 3 Recommendation 4 Conclusion 4 Appendix 141 Tree Protection Steps 6 Appendix#2 Tree Inventory 8 Teragan&Associates, Inc Lake Oswego,OR 97035 8000 SW Pfaff le St. Improvements 3-9-05 Tigard,Oregon Page 3 of 9 Summary Seven trees are to be removed during the construction of the SW Pfaffle Street improvements project. Three due to their structurally poor condition that have rendered them hazardous and four to accommodate the installation of the new parking lot and entrance. The percentage of retained trees equals 75% which well meets the level of 75%tree retention. Tree retention over 75%negates the need to mitigate for any of the tree removals on site per the City of Tigard code. It will be easy to protect most of the trees on the site as they are well away from the area of construction activity. The only tree that will have to be carefully worked around is tree number 119,juniper (Juniperus sp.). Introduction Assignment Review development plans to determine impact on trees on the property. Complete a tree inventory identifying tree species, size and current condition. Identify trees that will have to be removed due to planned improvement. Design a tree protection plan to protect remaining trees. Limiting Conditions Information in this report is based on information provided by Welkin Engineering, P.C. All recommendations are provided as assistance to guide the project to make sound decisions regarding the trees on site. Final tree removal and protection decisions and the implementation of those decisions are the responsibility of the client, not Teragan&Associates, Inc. Purpose and Use of the Report Report is provided to guide the removal and protection of the trees that are to be impacted by the installation of improvement on the property. All information is provided to meet the City of Tigard's requirements for a tree plan according to City code. Site Description 8000 SW Pfaffle St. is a home site that has been zoned professional commercial. Currently a residential home that has been converted to a business office sits on the site and the planned improvements are to address the entrance and front parking only. The existing building and most of the trees on the site are to remain in place. Observations Description and Examination of Subject Trees Please refer to the tree inventory found in appendix#2 for a listing of the trees on the property. The tree inventory lists the species, tree size, tree condition and any comments regarding the trees. Teragan&Associates, Inc Lake Oswego,OR 97035 8000 SW Pfaffle St. Improvements 3-9-05 Tigard,Oregon Page 4 of 9 Four trees are to be removed to improve the entrance to a new improved parking area. The four trees to be removed are a 23 inch diameter Douglas fir (Pseudotsuga menziesii) that is in fair condition, a 20 inch diameter blue spruce (Picea glauca) also in fair condition, a 40 inch diameter deodar cedar (Cedrus Deodar) in good condition and a boxelder (Acer negundo) that is 13 inches in diameter that is in good condition. The total number of trees greater than 12 inches diameter on the site is 21. The percentage of tree retention is 75%. Tree retention greater than 75% does not require any mitigation for the trees that are to be removed. There are also three trees that are to be removed due to their hazardous condition. Trees number 117, Kwazan cherry, number 152 Douglas fir, and number 338, Douglas fir are all trees that are structurally unsound and are not calculated in the tree total as they are hazardous and as such are not to be considered viable trees. Recommendation Tree Protection Tree protection fencing will need to be installed to protect the juniper on the east side of the property by the NE corner of the building and to fence off the side yard to protect the trees in the side and rear yard where no construction activity is to take place. Please refer to appendix # 1 for additional steps for tree protection that will have to be adhered to to properly protect the trees on site from construction damage. Juniper The juniper will need to have tree protection fencing place from the NE corner of the building out to the north 10 feet then turn east and tie to the existing fence located on the property line. If space number 7 is to be paved it may be necessary to carefully remove any organics from the soil surface, place fabric and stone and them pave over the exiting soil surface to avoid making a soil cut. Side Yard Tree Protection To protect the trees in the side and rear yard a tree protection fence should be placed starting from the NW corner of the house to a point six feet east of tree# 125,cedar, to a point six feet north of the same cedar tree and then straight to the west property line. Conclusion Few trees are being removed or possibly impacted by the construction of the new entrance and parking lot for 8000 SW Pfaffle St., Tigard, Oregon. It will be possible to fully protect most of the trees on site with the tree protection fence located on the west side of the building that will fence off access to the side and rear yard. Teragan&Associates,Inc Lake Oswego, OR 97035 8000 SW Pfeifle St.Improvements 3-9-05 Tigard,Oregon Page 5 of 9 Please call if you have any questions or concerns regarding this report. Sincerely, d Terrence P. Flanagan Member, American Society of Consulting Arborists Certified Arborist# PN-012OBT Teragan&Associates,Inc Lake Oswego,OR 97035 8000 SW Pfaffle St. Improvements 3-9-05 Tigard, Oregon Page 6 of 9 Appendix # 1 Tree Protection Steps It is critical that the following steps be taken to ensure that the trees that are to be retained are protected. Before Construction Begins 1. Notify all contractors of the trees protection procedures. For successful tree protection on a construction site,all contractors must know and understand the goals of tree protection. It can only take one mistake with a misplaced trench or other action to destroy the future of a tree. a. Hold a Tree Protection meeting with all contractors to fully explain goals of tree protection. b. Have all sub contractors sign memoranda's of understanding regarding the goals of tree protection. Memoranda to include penalty for violating tree protection plan. Penalty to equal appraised value of tree(s)within the violated tree protection zone per the current Trunk Formula Method as outline by the Council of Tree&Landscape Appraisers current edition of the Guide for Plant Appraisal. Penalty is to be paid to owner of the property. 2. Fencing a. Establish fencing around each tree or grove of trees to be retained. b. The fencing is to be put in place before the ground is cleared in order to protect the trees and the soil around the trees from any disturbance at all. c. Fencing is to be placed at the edge of the root protection zone. Root protection zones are to be established by the project arborist based on the needs of the site and the tree to be protected. d. Fencing is to consist of 6-foot high steel fencing on concrete blocks or 6-foot high orange fencing secured to the ground with 8-foot metal posts to prevent it from being moved by contractors, sagging or falling down. e. Fencing is to remain in the position that is established by the project arborist and not to be moved without written permission from the project arborist until the end of the project. . 4. Signage a. All tree protection fencing should have signage as follows so that all contractors understand the purpose of the fencing; TREE PROTECTION ZONE DO NOT REMOVE OR ADJUST THE APPROVED LOCATION OF THIS TREE PROTECTION FENCING. Please contact the project arborist or owner if alterations to the approved location of the tree protection fencing are necessary. Project Arborist Teragan & Associates, Inc. 503-803-0017 b. Signage should be place as to be visible from all sides of a tree protection area and spaced every 75 feet. 5. Pruning a. Clearance pruning should be competed before construction by Certified Arborist under the guidance of the project arborist if pruning to clear proposed structures is necessary. Teragan&Associates,Inc Lake Oswego,OR 97035 8000 SW Pfaffle St. Improvements 3-9-05 Tigard,Oregon Page 7 of 9 During Construction 1. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle,heavy equipment,or even repeated foot traffic. b. No storage of materials including but not limiting to soil,construction material,or waste from the site. i. Waste includes but is not limited to concrete wash out,gasoline,diesel,paint,cleaner, thinners,etc. c. Construction trailers are not to be parked/placed within the root protection zone without written clearance from project arborist. d. No vehicles shall be allowed to park within the root protection areas. e. No activity shall be allowed that will cause soil compaction within the root protection zone. 2. The trees shall be protected from any cutting,skinning or breaking of branches,trunks or roots. 3. Any roots that are to be cut from existing trees that are to be retained,the project consulting arborist shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots are to be immediately covered with soil or mulch to prevent them from drying out. 4. No grade change should be allowed within the root protection zone. 5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist or project owner. 6. Provide water to trees during the summer months. Tree(s)that will have had root system(s)cut back will need supplemental water to overcome the loss of ability to absorb necessary moisture during the summer months. 7. Any necessary passage of utilities through the root protection zone shall be by means of tunneling under roots by hand digging or boring. After Construction 1. Carefully landscape in the area of the tree. Do not allow trenching within the root protection zone. Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees. 2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip irrigation for a specific planting or cleared by the project arborist. 3. Provide for adequate drainage of the location around the retained trees. 4. Pruning of the trees should be completed as one of the last steps of the landscaping process before the final placement of trees,shrubs,ground covers,mulch or turf. 5. Provide for inspection and treatment of insect and disease populations that are capable of damaging the retained trees and plants. 6. Trees that are retained may need to be fertilized and inoculated with mycorrhizae treatments. Teragan&Associates,Inc Lake Oswego,OR 97035 8000 SW Pfaffle St. Improvements 3-9-05 Tigard,Oregon Page 8 of 9 Appendix # 2 - Tree Inventory Tree Trees DBH DBH Number Species between 6 Saved Remove Condition Comments Tree and 12" Trees d Trees Health Removal diameter 119 juniper fair four main stems, break into 19 multiple stems higher up no 117 Kwazan cherry ' very poor 20"tree is in serious decline, Ganoderma conks at base of ' tree, water sprouts growing out yes from below graft 118 deodar cedar very good Removal due to installation of drainage swale, previous damage to roots due to 40 installation of drainage ditch. yes 115 Douglas fir 23 fair sparse foliage in crown yes 124 Boxelder 13 good three leader tree yes 116 Blue spruce 20 fair sparse foliage in crown yes 125 Chamaecyparis fair sparse foliage in crown sp. 6 no 114 Chamaecyparis good two leader tree, one stem splits sp. 18 into two more leaders no 165 juniper poor very sparse foliage located only 15 at the ends of the branches. no 108 spruce 24 good two leader tree no 109 Douglas fir 23 good some soil fill on west side no 110 Douglas fir 29 good some soil fill on west side no 336 Douglas fir 29 good some soil fill on west side no 135 Western red 17 good foliage a little thin in crown no cedar 132 Douglas fir 22 good no 149 Douglas fir 24 good some deadwood in crown no 152 Douglas fir hazardous 21" diameter tree, uprooted and tree leaning against nearby tree yes 338 Douglas fir hazardous 27" diameter topped tree, decay tree in stem, in serious decline yes 141 Douglas fir 33 very good no 163 Irish yew 7 good no 143 Douglas fir - 35 very good no 147 Boxelder 16 good four leader tree no 140 Chamaecyparis 15 good no sp. Teragan&Associates,Inc Lake Oswego,OR 97035 8000 SW Pfaff le St. Improvement, 3-9-05 Tigard, Oregon Page 9 of 9 142 juniper 21 good no 148 juniper 16 good no 168 Douglas fir 41 very good no Total Inches 96 Summary Table for Tree Inventory Total number of trees greater than 12"diameter 21 Total trees to be removed due to improvements 4 Percentage of trees to be retained 75% Total number of diameter inches to be removed 96 Total inches that need to be mitigated for 0 (Tree retention greater than 75%) Teragan&Associates,Inc Lake Oswego,OR 97035 ila±er U.uoii1ij &iJeu Lcc+ioYls 1 JOB NO. 97-112.01 DATE: 1/6/05 DESIGNED BY: KCI CHECKED BY: EKC PROJECT: 8000 SW PFAFFLE STREET TOTAL SITE AREA AFTER DED.: 28,905 SF=0.66 ACRES EXISTING IMPERVIOUS: 7260 SF=0.17 ACRES NEW IMPERVIOUS: 1960 SF=0.04 ACRES TOTAL IMPERVIOUS AREA: 9220 SF=0.21 ACRES TOTAL PERVIOUS AREA: 19,685 SF=0.45 ACRES WATER OUALITY CALCULATIONS: CWS REQUIREMENT IS TO TREAT THE 4 HR,2 YEAR STORM HAVING RAINFALL OF 0.36"WITH AN AVERAGE RETURN TIME OF 48 HRS. 4 HR,2 YEAR STORM W/96 HOUR RETURN=0.36" TOTAL STORM VOLUME RETAINED FOR WATER QUALITY(WQV): WQV =TOTAL IMPERVIOUS AREA*0.36"/(12 IN./1 FT.) =9220 SF*0.36"/(12 IN./1 FT.) • 277 CF METHODOLOGY:KING COUNTY HYDROGRAPH PROGRAM UTILIZING SANTA BARBARA UNIT HYDROGRAPH PLEASE FIND THE ATTACHED HYDROGRAPH PROGRAM RESULTS FOR THE: --ON SITE 4 HR,2 YEAR STORM POST-DEVELOPED A PEAK FLOW OF 0.04 CFS IS TO BE TREATED BY A BIO-SWALE. A 4-FT WIDE SWALE AT 2%SLOPE WOULD HAVE TO BE 92-FT LONG TO SUPPORT A 9-MINUTE RESIDENCE TIME. THE PROPOSED 115- FT LONG SWALE WILL ADEQUATELY TREAT THE EXPECTED RUNOFF. P:\Client Files(by job#)11997\97-112.01 Welkin\Documents\Stonn Report.wpd Welkin Engineering, P. C. I{CS 12:44 05-Jan-05 Project 97-112.01 WELKIN CORPORATE CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH 4 HOUR. 2 YEAR STORM - Post Developed total Time of Concentration = 5.0' storm hyetograph: SCS TypelA return period - 2 years storm duration 4 hr. total rainfall - 0.36 in. pervious area = 0.45 A CN = 79 GpC:Open.space, fr.cnd impervious area = 0.21 A CN - 98 total site area = 0.66 A hydrograph file: c:\documents and settings\kc\desktop\quick3\strawberry\basin nodes\25yr- peak .flow - 0.04cfs @ 1.33 hr. runoff volume = 147 cu.ft. c ' Welkin Engineering, P.C. RCS 12:44 05-Jan-05 Project 97-112.01 WELKIN CORPORATE CENTER TRAPEZOIDAL CHANNEL FLOW Water Quality Swale (Z . 2 ' left slope - 50.00% bottom width - 2.00' right slope - 50.00% channel slope - 2.00% flow = 0.04 cfs channel type: shallow swale Manning's n - 0.250 depth = 0.1' velocity - 0.17 feet/sec flow area = 0.23 sq.ft. surface width - 2.42' S3 0.0‘i Q ° gtc, \1 = 0 . 1-1 %4, kVashn o� Swab = o 11 ( 540 sec. res~dc,v►ce, - v,ne.) 'F' t1P7F n �'�E `,i `jr - IIiIiIIiiiiiiillIilhiIiiii Iaaaaaivaaaaaiaaaaaaoaaiva i ri 4i�1' 11�6d Miii iid i d�1diI� 1 uIHIuh;aIIIIIIIIll';I'.D 1: Will 111 + e Ail 11. Mili II Rp C e* (411,,,,,,.. P 67 M,{ AI g # - ., -:-.,,,,, , i ,i4, ', .i r - , j ;in. ,I.,,=_ 0 XH1 i 4 i!' I II g '1-- IL lh ' .-.."''.. 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P CITY OF TIOARD Community,Development SlapingA Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 7/29/2005 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2004-00009 FILE TITLE: WELKIN ENGINEERING OFFICE APPLICANT: Welkin Engineering, P.C. OWNER: Jill K. Christensen Attn: Ed Christensen 293 SW Cervantes 8000 SW Pfaffle Street Lake Oswego, OR 97035 Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,925 square foot residential house into a professional office building on a .66 acre site. LOCATION: 8000 SW Pfaffle Street; WCTM 1S136CD, Tax Lot 500. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 5, 2005 DATE COMMENTS ARE DUE: APRIL 19, 2005 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM Ill PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 5, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ❑ DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ® STORM WATER ANALYSIS ® SIGHT DISTANCE ANALYSIS ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheideq_ger, Associate Planner (503) 639-4171, Ext. 2437 December 9, 2004 Welkin Engineering, P.C. Attn: Ed Christensen 8000 SW Pfaffle Street Tigard, OR 97223 RE: Notice of Incomplete Submittal SDR2004-00009 Dear Mr. Christensen: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please submit the following information in order for staff to begin your review: • Revise narrative to address all criteria of the applicable chapters of the Tigard Development Code which can be found on the city's web site at www.ci.tigard.or.us. Please refer to the pre-app notes for applicable chapters. I he narrative must address all of the criteria of each applicable chapter. If a particular standard does not apply, explain why or how. • Provide full size landscape, lighting, vicinity, existing conditions, site development, public improvements, grading/erosion control, utilities, storm water, tree preservation/protection plans. • Provide two sets of pre-stamped, pre-addressed envelopes. Must have notification list generated by Patty Lundsford in the Planning Department. • The items in the enclosed public facility completeness checklist must be addressed. Any questions can be directed to Kim McMillan at (503) 639-4171 ext.2642. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, Mathew Scheidegger Associate Planner is\cu rpin\mathew\sdr\SDR2004-00009.acc c: SDR2004-00009 Land use file PL'LAIC FACILITY PLAN Project: Akin Office COMPLETENESS CHECKLIST Date: 12/03/04 GRADING • Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. Z Centerline of street(s) clearly shown. ® Street name(s) shown. _ ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. Provide profile 300 feet in each direction on PFI submittal ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Sight Distance, 2) 18.7050.030.H 1) Provide sight distance certification, 2) Must address 18.7050.030.H.1, 2 8 3 (see pre- app notes) SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? _ ❑ Proposed meter location and size shown? n Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide water quality swale calcs provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE REVISED: 12/03/04 f ' ' + L 3 V al ( 4 � WELKIN ENGINEERING, P. C . ENGINEERS -1 PLANNERS 1 SURVEYORS T RAN S M I TTA L TO: DATE /Z(2J/41 19l7-//Z.,Q3 /iei.h�b ATTENTION 17,7-Tr cc�� x-0 re RE: -0 �sGl1 _PP/'r1Ac/ '. WE ARE TRANSMITTING THE FOLLOWING BY: Mail Messenger Other Item No. Descripti n / /��f�J`C✓rY �! � Cf7 i J / Ala/lvse-galLNDaJ .Li ST _STl9-41P1 W A1r rG - ov �r u✓�c ps /-Fr D13 r .c�st.- oe-r�m- 4P/04/c.*J7L ) �rll-4(2 7 v/L /SPrAJ c6 Tr) J JCd np[-ltra.tfle_ LAarr /'i4.:: — AS INDICATED BELOW: For approval — For your use _ As requested _ For review and comment REMARKS: CC: SIGNED BY: B❑❑❑ SW PFAFFLE ST. 1 PORTLAND, OR 97223 503.598. 1866 1 IF) 503.59B. 1868 El WELKINPC @COMCAST.NET / 51 3CP C D 5c� c� ,LIC FACILITY PLAN Project: V. ,in Office JMPLETENESS CHECKLIST Date: 12/03/04 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. Provide profile 300 feet in each direction on PFI submittal ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Sight Distance, 2) 18.7050.030.H 4)Provide sight distance certification Must address 18.7050.030.H.1, 2 8 3 (see pre- app notes) PFAFF(..E i S It CAC-4-- C-7-0)2„, — o R l ue(A)A`-k. (s °A-"-N ti 1°C) SANITARY SEWER ISSUES FROM 5 W £3 ( 5 1 ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ►1 Existing/proposed lines shown? e.) Preliminary sizing calcs for water quality/detention Provide water quality swale calcs provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? X I. 3-o5 The submittal is hereby deemed n COMPLETE ® INCOMPLETE REVISED: 12/03/04 \(\/1 1 3 3 41 January 3, 2005 CITY OF TIGARD Welkin Engineering, P.C. OREGON Attn: Ed Christensen 8000 SW Pfaffle Street Tigard, OR 97223 RE: Notice of Incomplete Submittal SDR2004-00009 Dear Mr. Christensen: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please submit the following information in order for staff to begin your review: • Revise narrative to address all criteria of the applicable chapters of the Tigard Development Code which can be found on the city's web site at www.ci.tigard.or.us. Please refer to the pre-app notes for applicable chapters. The narrative must address ALL of the criteria of each applicable chapter, specifically 18.705.030.H.3. If a particular standard does not apply, explain why or how. • The items in the enclosed public facility completeness checklist must be addressed. Any questions can be directed to Kim McMillan at (503) 639-4171 ext.2642. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, �. M thew Scheidegger Associate Planner is\cu rpin\mathew\sdr\SDR2004-00009.acc.l l 1.doc c: SDR2004-00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 151 LpCD Soo .,1iC FACILITY PLAN Project: Inc eikin Office JMPLETENESS CHECKLIST Date: 12/03/04 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® ; Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. Provide profile 300 feet in each direction on PFI submittal ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Sight Distance, 2) 18.7050.030.H lerrovide sight distance certification fa Must address 18.7050.030.H.1, 2 8 3 (see pre- _ app notes) PFAFFLe is A CALL-a - ex- Drzl Ue-coR`t (s 0 j Ly ti i oo SANITARY SEWER ISSUES FRO M 5 W E) 15 ❑ Existing/proposed lines shown. ❑ I Stubs to adjacent parcels required/shown? WATER ISSUES n Existing/proposed lines w/ sizes noted? I Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? 1 STORM DRAINAGE AND WATER QUALITY ISSUES 6 Existing/proposed lines shown? Preliminary sizing calcs for water quality/detention Provide water quality swale calcs provided? ® , Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? j n Storm stubs to adjacent parcels required/shown? � XC I- 3 -45 The submittal is hereby deemed ❑ COMPLETE [2] INCOMPLETE REVISED. 12/03/04 { )1) i 2 3 0 shit444. A CITY OF TIGARD March 31, 2005 OREGON Welkin Engineering P.C. Attn: Ed Christensen 8000 SW Pfaffle Street Tigard, OR 97223 RE: Notice of Complete Submittal-SDR2004-00009 WELKIN OFFICE BUILDING Dear Mr. Christensen: The City has received the information necessary to begin the review of your Site Development application. Staff has, therefore, deemed your application submittal complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, , of - , mi,„,„... •, ,.7.-----r------ athew Scheidegger Associate Planner i:\curpin\mathew\sdr\SDR2004-00009.complete.doc.dot c: SDR2004-00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild 003 • CITY OF TIGARD • PRE-APPLICATION CONFERENCE NOTES {�uwtna�a�lnt SFiapirt0 Better-Community (Pre-Application Meeting, Noes Pare*Valid for Six (6) Months) NON-RESIDENTIAL FFEIFF!.MG ONE • /6) O SAT fg-FW . 2S iR __ APPLICANT: AGENT: Phone: S q �3-1 rib b Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 'c(7 See) `?/1" TAX MAP(S)/LOT #(S): /._5-Mitt 77 - NECESSARY APPLICATIONS: ? S: _ i , PROPOSAL DESCRIPTION: c gv .�rj& •t-pei COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. - -�= I MINIMUM LOT SIZE._ <•- sq. ft. Average Min. lot width: 667) ft. Max. building height: ft. Setbacks: Front ft. Side Z5 ft. Rear ct ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: , %. N NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section R' NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. MI IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [J' ACCESS (Refer to Chapters 18.705 and 183651 Minimum number of accesses: / Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: ,T WALKWAY REQUIREMENTS (Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.7301 `.- STREETS: feet from the centerline of '.- LOWER INTENSITY ZONES: feet, along the site's boundary. :- FLAG LOT: 10-FOOT SIDE YARD SETBACK. [ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.130.010.6.) BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: D A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; D All actual building setbacks will be at least half (%) of the building's height; and D The structure will not abut a residential zoned district. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section • The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • I LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. N. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING (Refer to Code Section 18.765.0401 , REQUIRED parking for this type of use: c% •c .7/,c-� T' = ( , <. Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section F- BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE`7 DEVELOPMENTS. Bicycle racks shall) be located in areas protected d f om automobile nd INDUSTRIAL convenient locations. [1 SENSITIVE LANDS [Refer to Code Chapter 18.1751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (1 STEEP SLOPES [Refer to Code Section 18.715.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. [ CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED °`''° �° !E ! to TO SENSITIVE AREA4 CORRIDOR PER SIDES • Streams with intermittent flow draining: <25% • 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet �) >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON Residential Appfication/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. 12 SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. ,, 1 TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Y Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. ] MITIGATION [Refer to Code Section 18.190.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON Residential Application/Planning Division Section • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: 0 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I CLEAR VISION AREA [Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. I I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 2c 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) - 18.705(Access/Egress/Circulation) •< 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) ? 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) _ 18.740(Historic Overlay) -_ 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) k _ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) x' 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: CI 7 r / 9 S"ir'eer "% CFd tifttY�d !�(/J'� / 4-i • .1 YI N cam/ /7 i PROCEDURE . _ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use.decisions. An appeal on this matter would be heard by the Tigard �� ,. . A basic flow chart which illustrates the review process is available-from lhe P anning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staffrelative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: �� , F e"' , (.c o, CITY OF TIGARD PLANNING DIVISION STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-7291 E-MAIL (staffs first namej@d_tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT (ODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential AppticationlPlanning Division Section se PRE-APPLICATION CONFERENCE NOTES ENGINE S BI'1ON Q 1inigard,Oregon W Cry .' PUBLIC FACILITIES Tax Moots]: 15136CD Tax Lolls': 500 Use Type: Cony.from SF to Comm. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Pfaffle Street• to 31 feet from centerline (2-lane collector w/ bike lanes). ❑ SW to feet I SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Pfaffle Street, to include: ® 17 feet of pavement from centerline to curb (or match existing improvements east or west) ® concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk w/ planter strips. ® street trees spaced per TDC standards. X street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • n Other: 1 ) street improvements will be necessary along SW , to include: feet of pavement 1 concrete curb storm sewers and other underground utilities U -foot concrete sidewalk n street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. J Other: U street improvements will be necessary along SW , to include: feet of pavement n concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees [ 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: I street improvements will be necessary along SW , to include: feet of pavement concrete curb U storm sewers and other underground utilities -foot concrete sidewalk 1 street trees 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: street improvements will be necessary along SW , to include: feet of pavement 1 I concrete curb n storm sewers and other underground utilities 1 -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 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 Pfaffle Street. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Pfaffle Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to (N/A) Existing house is already served with sewer. Water Supply: The Tualatin Valley Water District (TVWD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section 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. Onsite detention would be required if the onsite impervious area increases over 5,000 sf. The applicant must provide a preliminary plan that shows how this site will be drained to meet CWS and UPC regulations. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. Payment of the fee in-lieu. An onsite facility is required if the impervious area of the site increases over 1,000 sf. 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. The applicant must address TDC 18.705, Access Management section, in their narrative. An access report is required. Sight distance and turning movement analysis would be pertinent. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section Category. The TIF shall ' calculated at the time of builc permit issuance. In limited circumstances, payment of tht IIF may be allowed to be deferred ulltil the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for change in use. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be is d in a subdivision until the pub' mprovements are substantially complete and a mylar u.,py of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: � 4 1,)1-; ENGINEERING DEPARTMENT STAFF DATE Phone: [5031639-4171 Fax: [5031624-0752 \englbrianr\templateslpreap notes-eng dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 016 Engineering Department Section PRE-APPLICATION ZVI?' CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION �� � I �" C� FOR STAFF USE ONLY Applicant: iC.J Address: Z 5-6(J WC7 FF11- Phone:5461- ( Case No.: Pa Z GO) 000 2_5 City: rr n A '2 Zip: 9.7 2-23 Receipt No.: Zv.--, 5 /Z F3 Application Accepted By: k Contact Person: eD 6.-I-ei-tcrk- 0-9f Ai Phone: s 1 /fee CI, / Date: `l//Ic,3 Property Owner/Deed Holder(s): "-'— Ce#'e-`s IJ5 j DATE OF PRE-APP.: 4//WC 3 /� TIME OF PRE-APP.: qt.criD73,.� Address: Z93 SO (�oe� C-S Phone: 7SD S014 PRE APP. HELD WITH: City: Z-+'c/C --- ©S�J GY c7 Zip: q 10 ? c Rev.7/1/2002 i\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): Tpap $1ti /.r.4FF�� ST---- REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted /ll��� ,,Z� , without the required submittal elements) Tax Map & Tax Lot#(s): I 5 ( 3 CQ C D 1 So CD Zonin g: G- F Er Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: -- 20, OaD S [r Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a El7 Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are IX The Proposed Uses. one (1) hour long and are typically held between the hours of Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN LT If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE El Filing Fee $200.00 GROUP. , CITY OF TIGARD 4/2/2003 13125 SW Hall Blvd. 12:21:24PM t' � ' I r1 Tigard,Oregon 9 72 23 ,�►� ��� (503) 63 9-4 17 1 Receipt #: 27200300000000001293 Date: 04/02/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2003-00025 [LANDUS] PreApp Conf 100-0000-438000 200.00 Line Item Total: $200.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check WELKIN ENGINEERING PC KJP 106 In Person 200.00 Payment Total: $200.00 WELKIN ENGINEERING PC 8000 SW PFAFFLE ST. 106 PORTLAND,OREGON 97223 PH.503-598-1866 96-663/1232 Date Poy to the Order of L T`j' 5 /14 4- D Zan Dollars BT oaw e. Lake Oswego Branch 17437 SW Boones Feny AERCNAAfl58ANK Lake Oswego,OR 97035 " MM^^M 503.635.1455 For germ S R_E_ 1 kr Page 1 of 1 cReceipt.rpt • Pre-Apps (CD Meetings) April 2003 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, April 10, 2003 8:00 8:30 9:00 Pre-app Ed Christensen 503.598-1866 8000 SW Pfaffle 9:30 10:00 Pre-App NO preaps in these slots, please. BR has another 10:30 meeting. 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 8:34AM Tuesday,April 01, 2003 Welkin Engineering, P.C. 8000 SW Pfaff le Street, Portland, OR 97223 April 1, 2003 JO: 97-112.01 City of Tigard Attn: Matt Sheidergger 13125 SW Hall Blvd. Tigard, OR 97223 Applicant: Welkin Engineering, P.C. 8000 SW Pfaff le St. Portland, OR 97223 RE: WELKIN ENGINEERING REZONE We are requesting a new pre-application conference be held for the above-referenced project. The proposed project will allow an office use in the existing house located at 8000 SW Pfaff le Street. Though the property is approved for an office building, the prevailing economic climate in Oregon has not allowed for the previously approved site development to proceed. The affected Tax Lot is: TM: 1 S 136CD; 500 Two copies of the proposed site plan and topography are enclosed. If you should have any questions regarding this matter, please call me at 598-1866. Sincerely, Ed Christensen, P.E. Principal Attachments cc: Jill Christensen Phone: 503.598.1866 Fax: 503.598-1868 email: cei8 @attbi.com (Office) or ekcl2 @attbi.com(Ed Christensen) WELKIN ENGINEERING OFFICE BUILDING 8000 SW PFAFFLE ST. -- T1S R1W SEC. 35 TAX LOT 500 SCALE: 1"=30' . . ......... ...___. ___ ....... .......... ••••-••••• --- . ........__ .._..._ .___ ... „ ..,....._....... _..... .... ........... ....______ _...._ ___... -!!-••••---„, ... ..._..... / ,........ _...-..... _ !" /''' I-,', , ., • , .-.: .• •.. _ ! .. - .,.., , ... . ,..t--• — ! _ _ . _ „,, • _ 1 _a..............esa.,.•dm.ob. 14-, '•' .„ ' '.11:,\11.',./q -, h ' , .4111.,;•::: , 1 1 < "... 230 — / 7— ,, ;): i ,,-,;,, ,,,, , ,•:•,,,,, F-- , ...v.i --,v-il .,/ 57,)/1 . '') i.,‘A ,..,...., 1.,,i / .., - 1)cl * 1/.;,.... ,....,.1.:,,..< ...— JC'' '.N.,'"''''7.1 - . -,.- ..4s- .4 "'.- , I , ...., ,,, ) )..,--, , A 1 i ,,,,„ \ ,„_,k, ,,,,,_it, .-„E ..,...,,,,,,,,,,, ):1,: )C. ;): •).\„?: .::, :',.-- / / A ;iv, '•' 1., .,,,,:s, ,),,-.) yr-, ? II A '----, II• _.... -... ', --- ii=7ck-.0?, VEt7S' A <5( ''i' • ...,..... --'......'..."\,Ns.i . s.;,11',". 0 ::::::44. •-•.,„,...' [,,,;;Sc.,.....,,...://: —.',\-.4.-%‘-' -'%' r I •••,:i,,,, ., : ,......._., _p. ;•1 / •,J ..,. IL—Li w ' -;:,-,,,,. .-;. .40 ............... ............s.d/prr-------. I!\s A '.. ...., , ,.. .• .:4114::- . ,' ../:;‘N' ..''. 2: OFFICE..:.‘..' „ '...,..... ..”" -•MII■ .„ .s,........,, . . ...... 41.1:';.,. I .. ..■:4'!...:, I „,..... '-'' , '2.:-::•-•*,,,...._ -. ,_ • --...m„"••-... . !-•!1"-::::' 1 ! I ,/..2,..;;.',...1!',,,i-.... ‘--'.-i"!!- , 1 I . • ,. ..........,........._. ......., ,........._......, •......... ,.._ I ,... L-- ,. _„,..,:•.:J4' .. ,„ ----- .1.!---- ....._......._ __. .--- _ • , ..... _,...... _ , 0 ..,. ..,, _.• ---\NN ..,,,,,„,„...... ...,..._. .,..,...,.... , ____ _ _ ,.......„. „--- / , :!I 235 . .........lifi -'” —- ' ......_,...._) / ., ---,___ _......... --- _, _....—............. .._., —...... .......„.._ __....... ................—..—..., Welkin Engineering, P.C. 1 , PLANNERS,CIVIL ENGINEERS,AND SURVEYORS 8000 S.W.PFAFFLE STREET,PORTLAND,OREGON 97223 PHONE 15031598-1866 FAX 15031598-1868 JOB 02-128.02 RH 2-25-03 SAVE-BASIN-EXHIBITS.DWG i CITY OF TIGARD .,41,1=4V\ PRE-APPLICATION CONFERENCE NOTES Co(mm °rTAtilteve°fopmeent Sfiapingi (Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL FEAT.10G CAE o4(-nt-ol s?wnvaa : -74(_s/KLt4 APPLICANT: < ,7P -% $l -?(SE- I\ AGENT: Phone: (s'c-5) Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: fi - c Sr TAX MAP(S)/LOT #(S): /__573 E CD > scram; NECESSARY APPLICATIONS: C3 p ) PROPOSAL DESCRIPTION: CCU-e.4 _ COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18._ 5:2- l MINIMUM LOT SIZE: c•'c> sq. ft. Average Min. lot width: ft. Max. building height: 'LS—ft. Setbacks: Front O ft. Side v ft. Rear P-> ft. Corner e"..--) ft. from street. MAXIMUM SITE COVERAGE: 3S---(Y0 Minimum landscaped or natural vegetation area: IZ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section ,j NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ,(( ACCESS [Refer to Chapters 18.705 and 18.1651 Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: gj WALKWAY REQUIREMENTS [Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. PI SPECIAL SETBACKS [Refer to Code Chapter 18.7301 STREETS: feet from the centerline of • > LOWER INTENSITY ZONES: feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. n SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: > A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building setbacks will be at least half(1/2) of the building's height; and > The structure will not abut a residential zoned district. [2 BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: i4 LANDSCAPING (Refer to Code Chapters 18.745,18365 and 18.7051 • STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. I I RECYCLING (Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: � c Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section BICYCLE RACKS [Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I J SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES [Refer to Code Section 18.775.080.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. f] CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE5 ♦ Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 30 feet 10 to <50 acres >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs. located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection .provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. R1 SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. J TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section • ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. IZ CLEAR VISION AREA [Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. Pc,.ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Meter to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) X 18.705(Access/Egress/Circulation) - 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map/(ext Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) > 18.725(Environmental Performance Standards) k 18.798(Wireless Communication Facilities) ! 1K 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) .18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) - 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) S . 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: qq i iy- - C'-'71 c,,e-A. // $(,'A- - 4 576- 4 —r - • ery 5 �/,e-�y _ 4t /. t1 rt d ,�1 � // cam/ l -ce1p i'tom--c,-f u— Jf/ m V/.Lf..e O .e.. ..LC 24* L!,-�.'—Le f A-/'C. 6` —✓ e-v-e-¢As- .eW-e, i.,' -u--.- - PROCEDURE X Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of aproposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal eriod follows all land use decisions. An appeal on this matter would be heard by the Tigard ��� ,� � �c . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: ----- CITY OF TI RD P NNING DEVf : ` - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503) 639-4171 FAX: (503) 684-1297 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us �.,__u..,_.._ters\Pr Notes Commercial,1,,r' Updated: 3-Oct-02 r1.t�JdllysllIdoe Cowl G--pN i u c Commercial. (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section PRE—APrEICATION CONFERENCE NOTES ENGINEERING SECTION city n Coomr Oregon Shaping)1 Better Community PUBLIC FACILITIES Tax Mains): 1513600 Tax Lolls): 500 Use Type: Conv.from SF to Comm. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: RI SW Pfaffle Street' to 31 feet from centerline (2-lane collector w/ bike lanes). I SW to feet SW to feet I SW to feet Street improvements: ® Half street improvements will be necessary along SW Pfaffle Street, to include: N 17 feet of pavement from centerline to curb (or match existing improvements east or west) N concrete curb ® storm sewers and other underground utilities • 8-foot concrete sidewalk w/ planter strips. • street trees spaced per TDC standards. [X] street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Appllcatlon Conference Notes Page 1 of 6 Engineering Department Section [ Other: street improvements will be necessary along SW_ , to include: ( J feet of pavement [ I concrete curb [ I storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee Other: [ J _ street improvements will be necessary along SW , to include: [ feet of pavement concrete curb [ I storm sewers and other underground utilities ( [ -foot concrete sidewalk [ I street trees [ J street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: [ street improvements will be necessary along SW , to include: ( [ feet of pavement [ I concrete curb storm sewers and other underground utilities [ [ -foot concrete sidewalk [ I street trees [ J street signs, traffic control devices, streetlights and a two-year streetlight fee. [ J Other: [ ) street improvements will be necessary along SW , to include: I J feet of pavement concrete curb [ J storm sewers and other underground utilities ( J ___ -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section • I J street trees [ street signs, traffiL Jntrol devices, streetlights and a twL ,ear streetlight fee. I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Fl Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 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 Pfaffle Street. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Pfaffle Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to (N/A) Existing house is already served with sewer. Water Supply: The Tualatin Valley Water District (TVWD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF T16AFID Pre-Application Conference Notes Page 3 of 6 Engineering DepartmentSectlon 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. Onsite detention would be required if the onsite impervious area increases over 5,000 sf. The applicant must provide a preliminary plan that shows how this site will be drained to meet CWS and UPC regulations. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Fj Construction of an on-site water quality facility. l Payment of the fee in-lieu. An onsite facility is required if the impervious area of the site increases over 1,000 sf. 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. The applicant must address TDC 18.705, Access Management section, in their narrative. An access report is required. Sight distance and turning movement analysis would be pertinent. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • category. The TIF shall he calculated at the time of building permit issuance. In limited circumstances, payment of TIF may be allowed to be deferre. the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for change in use. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be issued in a subdivision until the pub"- improvements are substantially complete and a myla )py of the recorded plat has been rued by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - Co ' `i I'o`° ENGINEERING DEPARTMENT STAFF DATE Phone: (5031639-4171 Fax 15031624-0752 \eng\Gnanr\templates\preap notes-eng dot Revised March 21,2002 CITY OF Ti6ARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Ma,- 15 04 02: 23p Welkin Engineering P. C. 503-598-1868 p. 2 Welkin Engineering, P.C. 8000 SW Pfaff le Street,Portland, OR 97223 March 10,2004 JO: 97-112.01 City of Tigard Planning Department RECEIVED Attn: Matt Scheidegger 13125 SW Hall Blvd. Tigard, OR 97223 MAR 15 2004 CITY OF TIGARD Applicant: Mt. Hood Properties, LLC BUILDING DIVISION RE: 8000 SW PFAFFLE ST.REZONE We are requesting a new pre-application conference be held for the above-referenced project. The proposed project will allow an office use in the existing house located at 8000 SW Pfaffle Street. Though the residence will be converted for an office building use. The prevailing economic climate in Oregon has not allowed for the previously approved site development to proceed. The affected Tax Lot is: TM: 1 S 136CD; 500 The owner of the property will add the minimum number of parking spaces allowable for this use, and complete the frontage improvements for this site. Access will be taken from the 8060 Pfaffle driveway which was constructed for accessing both properties. Two copies of the proposed site plan and topography are enclosed. If you should have any questions regarding this matter,please call me at 598-1866. Sincerely, WE E P.C. Ed Christensen, P.E. Principal cc: Jill Christensen, Manager Mt. Hood Properties, LLC Phone: 503.598.1866 Fax: 503.598-1868 email: welkin @comcast.net(Office) or ekc.welkin @comcast.net (Ed Christensen) FUTO t- li -W U RELOCATE HYDRANT O., E E SW PFAFFLE ST. REMOVE EXISTING DRIVEWAY BACK OF SIDEWA bOQ -P 14+00 14+50 15+00 15+50 — 16t00 — 16 50 I .—I — i lq STA 14+94.75, 20'R CONSTRUCT 6" CURB AND M �tlV v BEGIN HALF-STREET GUTTER AND 6' SIDEWALK z�?o °w 3 iS [j IMPROVEMENTS PER DETAIL, SHEET 5 �m N o ..< x 3 _ _ E C ;& cll., � � _. 2 64 +-7—• 7-- .4-.-4)"0--r—,. - —.- •..-- -A. — —,---, :..-, 'MIMI 't 4 ___ _ _ _ ����i�®� -- 2�17:11250.100. --....7„...- x" y - � 1 �y .� I __-� ._... ._..-r .-..�Y't i�.''.s": - ....;. _ ..,Y., ..�T ...� � .._.-TL•+�Ir. ` ..�,i .._. �.d _ =�_• r 1 EX. 30' SHARED — — — H —! 11 a1 1 COMMERCIAL ACCESS''/I ' , /, I 7 ,-' ' ii 11 I i ■; ; CONSTRUCT 20 ;,. 11 O 9 8 I I 1'� PAVED ACCESS ( - ' ( ;I 1 PRESERVE EX lamI) ,��� �� -1 FUTL Ij CONSTRUCT! 33 f �/ I AND IW. • WARNING SI ,,`!' ;� � OF EXISTING a EX. EOP j' I z • 8060 SW PFAFFLE I I1 0 I - 33 •-'..01 PAVE PARKING ( � OF I » --__..__... _ .. _ __ _ _ _ .. 8000 SW PFAFFLE ST. I ` �`V —I; REMOVE EXISTING THE LOT AREA ± 29,850 I I ' 1 MqR 1 0 l 11 S 1 2 3 4 HC `I �. ?���/ J --:;,I l.. (..-‘• ' w �� - a r 1,711; I ( (2)1 � w IL 1.4„.., .., 4., — 7 i _ 7 ____ ____ , 6 LI co CO I y 3 Io MAIN OFFICE ` 1 l a II.) 1,475 SF ) z N GARAGE co 418 SF, .: ./.. .. L . ,.:•,. I 3 Ic°o TOTAL OFFICE AREA — - rn 1,925 SF I � CI PARKING REQUIRED �' ' STUDIO . I ;;; „ , 3.4/1000 SF OR 7 SPACES 450 SF ,; i, •�; ;; `.�i `v,...„..,_ -III. - �` �'` 1 SPACES PROVIDED \ . M.KNf 1'.100' - •• n '. ' , V/T.00AId N/A iI' °•.I J. ( PROM?pa 07-112.01 SHEET 1/1 , .. .- . ^ `~ 1ffi F■11��"� 4J,*�1‹. Li V / RELOCATE HYDRANT 0.: REMOVE EXISTING DRIVEWAY BACK OF SIDEWA g SW pFAFFLE ST. m . / ________�_ __ 14fOO _� 14f50 __ I . __ 15f00 __ ____�______ 15f50 == _� 18fOO |__ 1Gf5O - . 6" __i . �� ----- .� ~ STA 14+94.75. 20R CONSTRUCT 8 CURB AND 60 !1 vw �� BEGIN HALF-STREET GUTTER AND 6' SIDEWALK :� Q~ IMPROVEMENTS PER DETAIL, SHEET 5 �� b .=1< �~ � � |``1 � ' / �� � E � � r � 8 � _- _- - it r�� EX. Op__ __ _ ���- p��, -- ru -- ��T- / ,T� | s• ^ - _ - - - - _ � -� - I � I ��CU § m � ^ ° ' ` ° •~ � � • "^ ' ° ^ . ^ `.°� a, I•�---2 7� '4 -4 '' ^ -- �-- ~ -�• -- ' - ~- �� ' ' ^ r� �" ��` ��- ��^- -- -- -- -- _- _- � �_ z � ^ { V. i /I I , OF EXISTING EX. EOP- 1/11 (i) Z ` ) '1 ' ' ' ' G.'- - / • it �/iii- - ---' | - 6 7 \ i� It - I '//`' — \� '-� / | � - u- ce| - II il | I MAIN OFFICE _ | -' '/ ` �i| 1.475 8F ( l | GARAGE `/ ^ ^ | ^ ' | 41� 5F 0 •' `� @ L ' ' ' 8...... ,,...., - ..��?�� 7-7r-,,: K, `' ' _ . sp - ' . ` , | TOTAL OFFICE AREA ' ' - �� 1.8�� SF | I ' �� ' PARKING REQUIRED STUDIO U, i J.4/1OOO 3F O� 7 �PACES 4�O 5F I ' - ' ' ' 1 SPACES PROVIDED — L ==_ — | �/|» /{\` ~/ ' @ | �m / | ^ | ' =, ' ^n , | ' � Y �� �� \�` L ' � | ?y|��' ' ' ' ' / ` �"== r_,* • | 111���U| O ' | ���� °^ I pi J I �\Is/ ' `// ' | ~�=� �~"� I ��� =��=�HEET 1/1° . , ADDITIONAL DOCUMENTS F GENERAL NOTES OF WELKIN ENWNEERING.INC. STREET AND STRUCTURAL FILLS: STORM AND SANITARY NOTES: ' d y a T1TT TRH T1�1 �T TT Z TO CONTRACTOR SHALL OBTAIN COPY ACCEPTED CONTEMPORARY COMPLY WITH STANDARDS OF OF -ION ONS. THE 1 EMBANKMENT WORK DISS SUBJECTRTTOONCHANWORK:E ENDNG CI Y APPRO ASl OF THE ENTIRE I. CITY OFKnCAROMOR OREGON CMAP7ERMA.P.W.�IE STANDARDS AND OF THE D�l �l 1 L� � O 1`®�/ I•��v/, `••� S Z a At ,§,g E CONSTRUCTION-DEVELOPMENT PLAN SET. SPECIFICATIONS. 1 J■9�'/,11 v 1�� 5g W 0 2.THE ENGINEER MAY,WITH WRITTEN APPROVAL FROM THE CITY, REQUIRE MODIFICATIONS 2 SPREADING OF NV/OR DEBRIS UPON ANY PUBUC ROAD IS PROHIBITED. 2. CONTRACTOR TO OBTAIN AU.REQUIRED PERMITS AND LICENSES PRIOR TO 0 Z 3 S 2 DURING GATE APPROVAL WHERE(Y ALTERATIONS,REQUIRES,EXC. THG CONTRACTOR SMALL OBTAIN THE CITY MAY ORDER STOPPAGE a WORK TO EFFECT CORRECTIVE ACTION, STARING CONSTRUCTION. PREPARED ®� Tn aS il °VINO RU7E Ti FIELD FOR ANY ALTERATIONS, TEES, THE MINOR CONTRACTOR ADJUSTMENTS NEEDED AT my TIME. TO MEET EXISTING FIELD CONDITIONS,AND DOCUMENT ALL MODIFICATIONS ON THE FIELD PRINTS. 3. EFFECTIVE EROSION CONTROL DUST CONTROL AND DRAINAGE CONTROL IS 3. ALL CONCRETE MANHOLES SHOWN ON THE PLANS ME 48 INCHES MINIMUM > i REQUIRED AT ALL TIMES. THE CI MAY ORDER STOPPAGE OF WORK TO EFFECT 2 b 3.THE LOCATION AND DESCRIPTION OF EXISTING UILRIES,WATER COUSES,ANO/OR CORRECTIVE ACTION,Al ANY TIME DIAMETER AND CONFORM TO A.P.W.A.STANDARDS. MANHOLE EXTENSION W C UNDERGROUND STRUCTURES SHOWN ON THE PLANS ARE COMPILED FROM AVNLABLC RECORDS RINGS SHALL BE UNITED TO MA%MUM OF TWELVE INCHES TOTAL / 4. EMBANKMENTS OR STRFROM Ex FILLS FOR ROAD WAY CONSTRUCTION OR FILLS OIIPOLETENE S OF SEUCH RECORDS. THE CONTRACTOR SHALL FIELD VERIF E OR OCATION AND ENNGMEE SAND SHTAAILL BE FROM TO GRA Eq INL LIFTS NOT EXCEED 6 LS T HOOD T �-�+ d 0 NATURE OF SUCH,MID, PRIOR TO DIGGING,SMALL CALL FOR UTILITY LOCATE AT LOOSE MEASURE.EACH UFT SHALL BE COMPACTED TO 90 PERCENT Oi MAXIMUM 4. ALL BACKFILL IN THE RIGHT-OF-WAY SHALL COMPLY MN THE CITY OF 1 1Z�3J ��®���1 �S 503-246-6699 (PORTLAND METRO). 1-800-332-2344(ALL OTHER OREGON AREAS).OR DENSITY AS OBTAINED BY AASTH0 T-180 COMPACTION TEST. TIGARD PUBLIC WORKS STANDARDS. 1 • �/\/� / EJ b IE 9 L/• • • / 00-��INDIVIDUAL UTILMES WILL NEW 380-606-464.8 T0 BE CONTACTED.OOREGON WA).AW IN REQURES YOU TO FOLLOW RULES ADOPTED BY THE 5. STRUCTURAL FILLS SHALL COMPLY WITH CHAPTER 33 OF NE UNIFORM BUILDING 5. SUBSEQUENT SETTLEMENT OF THE FINISHED SURFACE WITHIN THE OREGON UTIU1r NOTIFICATION CENTER. THOSE RULES ARE SET FORTH IN OM 952-001-0010 CODE.CONSTRUCTION CN EXISTING SLOPES EQUAL TO OR GREATER THAN 5:1 SHALL WARRANTY PERIOD SHALL BE CONSIDERED TO BE A RESULT OF IMPROPER 8000 SW PFAFFLE STREET BE ACHIEVED BY EXPOSES SAND INTO TO THE EXISTING BANK A 4NI UM OF TEN FEET. Ail Ilk �, THROUGH OM 952-001-0090. YOU MAY OBTAIN COPIES OF THE RULES BY EALING THE IF THE BENCH EXPOSES SMO SOIL AN UNDERORAN MUST BE PROVIDED,THE COMPACTION AND SMALL BE PROMPTLY REPAIRED BY NE CONTRACTOR AT CENTER. (MOTE THE TELEPHONE NUMBER FOR THE OREGON UTILITY NOTIFICATION CENTER IS UNDERDRAIN,IF REQUIRED,WILL BE CONSTRUCTED BY LAYING NONWOVEN FILTER NO EXPENSE TO THE OWNER. TAX LOT 500 SITUATED IN THE SOUTHWEST QUARTER OF 503-232-1957) BENCH,FABRIC,EQUIVAAUCT4fTOAEXXO GTE 12260, IIONGG7THE0S DRAIN F THE STARING 4.THE CONTRACTOR SHALL REPORT TO INC ENGINEER IMMEDIATELY ANY ERROR OR FINALLY COVERING THE DRAIN ROCK MTH NONWOVEN RATER FABRIC. 6. ALL SEWf1R ONES ARE TO SE AR TESTED PER MASON II,SECTION 301.3.,6 SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST OF THE IIE:il DISCREPANCY DISCOVERED IN THE CONTRACT DRAWINGS OR IN ANY OTHER DATA FURNISHED BY SUCCESSIVE BENCHES MU.BE CONSTRUCTED REM VERTICAL FILL BETWEEN TWO OF'NE STANDARD SPEpFlCAI0N5, ALL MANHOLES THAT REQUIRED THE ENGINEER. TO EVE FEET AND BE COMPACTED IN LAYERS NOT TO EXCEED 8 INCHES.EACH HYDROSTATIC TESTING SHALL BE TESTED IN ACCORDANCE WITH A.P.W.A. I INCH LAYER LLASLL L.OPfCOMPACTED 7TO ExCEED MINIMUM AT OF PERCENT AASTHO T-160 Ol551DUrM,'IL SE C SECTION X03 15 OF NE STANDARD 55PECA p�noN, WILLAMETTE MERIDIAN IN WASHINGTON COUNTY, OREGON ' �`� S.THE CONTRACTOR SHALL CONTACT UILTTY OWNERS.VERIFY ALL UTILITY INVOLVEMENT WITHIN NO ROCK OR SIMILAR MATERIAL EXCEEDING A 12 INCH DIAMETER SMALL ZONED: PROFESSIONAL COMMERCIAL THE WORK,AND ARRANGE FOR THE RELOCATION OF ANY UTILITIES IN CONFLICT WITH THE BE ALLOWED IN THE STRUCTURAL ELL PROPOSED CONSTRUCTION. THE CONTRACTOR SHALL PROVIDE FOR THE FLOW OF WATER 7. ENGINEER RESERVES THE RIGHT TO ADJUST GRADES OR ALIGNMENT TO AA►7 COURSES AND ESSENTIAL UTILFOES THAT MAY B INTERRUPTED DURING THE PROGRESS OF THE S• THE GEOTECHNICAL ENGINEER FOR STRUCTURAL ELL SHALL BE NOTIFIED 24 HCJRS ACCOMMODATE OTHER UTILITIES AS REQUIRED. WORK AND SMALL RESTORE SUCH WATER COURSES AND UTILITIES AFTER COMPLETION OF THE IN ADVANCE,BY THE CONTRACTOR,OF STARING BENCHWORK TO DETERMINE INDEX OF DRAWINGS �� s WORK. THE CONTRACTOR SHALL NOT INTERRUPT THE SERVICE FUNCTION OR DISTURB THE THE NEED FOR THE UNDERORAN LAYER AND TO VERIFY E%STING CONDITIONS. Q� I SUPPORT OF ANY UTILITY WITHOUT AUTHORTY FROM THE OWNER OF THE UIUTY, ALL VALVES. SHALL B. AU.P.V.C.SEWER PIPE SHALL CONFORM TO ASTM 03034,SON 35 ��r SWITCHES,VAULTS AND METERS SHALL BE MAINTAINED READILY ACCESSIBLE FOR EMERGENCY Ti. E REPORT/RECOMMENDATION CITY PROVDED LOTH COPY OF THE GEOTECHNICAL ENGINEERS SPECIFICATIONS AND SHALL BE CLEARLY MARKED AS SUCH. ,:"*" 111.t4S'� 1, TITLE SHEET AND CONSTRUCTION NOTES 6.ALL VAULTS,BOXES.FRAMES,COVERS, EXISTING AND PROPOSED MONUMENTS.AND OTHER 8. IF SPRINGS OR GROUND WATER ARE ENCOUNTERED DURING CONSTRUCTION.THE 9. ALL STORM PIPE SHALL BE CLASS 50(DIP.) STRUCTURES SHALL SE BROUGHT TO FINISH GRADE. CONTRACTOR SMALL NOTIFY THE SOLS AND CIVIL ENGINEERS OF THE CONDITIONS AND SHALL CONFORM TO ASTM 3034 OR ANSI A21.50-1 SPECIFICATIONS. 2. GRADING, TREE REMOVAL PROTECTION, FOUND AND COORDINATE HIS ACTIVITIES IN A MANNER THAT WILL ALLOW SANITARY LATERALS SHALL SE GREEN ANO STORM LATERALS SHALL BC WHITE. y 7.THE CONTRACTOR SHALL NOT OISTUR6,FILL OVER.BUILD OVER,OR PAVE OVER ANY PROaFALY MIIGAIED TMfRWATGR ENCWNTCRF�,p,AND PREPARE A PLAN TO I0. CURBS WILL BE STAMPED WITH INDICATING THE LOCATION OF THE SERVICE LANDSCAPING, AND EROSION CONTROL PLAN 41Sii;4;STANDARD SURVEY MON UMENTS.LOT CORNER PIPES,OR OTHER PERMANENT SURVEY MONUMENTS DURING THE PROCESS OF CONSTRUCTION WTHOUT THE CONSENT OF THE sCp0ryN EG.-D-STORM,S.SANITARY CA56 :>` ENGINEER. ANY THAT ARE DISTURBED WITHOUT PERMISSION SHALL BE REPLACED AT THE 9. THE OF THREE WILL BE REQUIRED FOR EACH TAKE T"OF OFIIILL?ESTS, 3. STREET PLAN AND PROFILE SHEET 1 EXPENSE OF THE CONTRACTOR. WHEN A CHANGE IS MADE IN THE FINISH ELEVATION OF THE PAVEMENT OF ANT ROADWAY IN WHICH A PERMANENT SURVEY MONUMENT IS LOCATED,THE f0. EXCAVATION MUST COMPLY WITH ORS 952-001-0010 THRWCN 952-001-0090 4. STREET PLAN AND PROFILE SHEET 2 ♦ LL CONTRACTOR SHA ADJUST THE MONUMENT COVER TO THE NEW GRADE WITHIN 7 DAYS OF FINISHED PAVING UNLESS OTHERWISE SPECIFIED. ((Tire PEA-NOIFICAION,ETC), 5, DETAILS 1 UP S.THE CONTRACTOR IS TO CHECK ALL THE LINES AND GRADES AND ANY OTHER DIMENSIONS W DETERMINED BY THE ENGINEER.AND SMALL TAKE FULL RESPONSIBILITY FOR DETAILED 6. DETAILS 2 1- DIMENSIONS, ELEVATION!,AND SLOPES. THE CONTRACTOR IS OBLIGED TO PRESERVE GENERAL CONDITIONS FOR THE CITY OF SOARS: O CONSTRUCTION SURVEY STAKES AND MARKS FOR THE DURATION OF THEIR USEFULNESS. T. DETAILS 3 z 9.THE CONTRACTOR SMALL ERECT AND MAINTAIN TRAFFIC CONTROL PER THE"MANUAL ON I. THE CITYS STANDARD SPECIFICATION FOR TRAFFIC CONTROL 17, EFFECTIVE DRAINAGE CONTROL IS REWIRED. DRAINAGE 31. IT IS THE SOLE RESPONSIBILITY OF THE PERMIT HOLDER TO Z UNIFORM TRAFFIC CONTROL DEVICES',PART VI,CONSTRUCTION AND MAINTENANCE. LOCAL 15'MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR SHALL BE CONTROLLED WITHIN THE WORK SITE AND SMALL BE PROVIDE FOR PROPER RIGHT-OF-ENTRY ANO/OR EASEMENTS {y F' AND EMERGENCY ACCESS SHALL BE MAINTAINED AT W.I.TIMES. THE CONTRACTOR SMALL STREETS AND HIGHWAYS',U.S.DEPT.OF TRANSPORTATION, SO ROUTED THAT ADJACENT PRIVATE PROPERTY,PUBLIC PRIOR TO STARING WORK. PROOF OF RIGHT-OF-ENTRY OR I'L,,L w 0 SUBMIT A PLAN FOR THE TRAFFIC CONTROL TO THE APPROPRIATE CITY,COUNTY,OR STATE F./1.A..1968 E.D. PROPERTY AND THE RECEIVING SYSTEM IS NOT ADVERSELY PROPERLY EXECUTED EASEMENTS SHALL BE PRONGED TO NE - it • 35 W AGENCY FOR APPROVAL. IMPACTED. NE CITY MAY AT ANY TIME ORDER CORRECTIVE CITY. THE CITY SHALL IN NO WAY BE CONSTRUED TO BE ^•w MSt 2. TRAFFIC CONTROL SHALL BE PROVIDED FOR BY NE ACTION AND STOPPAGE OF WORK TO ACCOMPLSH EFFECTIVE LIABLE FOR THE PERMIT HOLDERS FAILURE TO OBTAIN OR - '-"-" ID.THROUGHOUT ALL PHASES OF CONSTRUCTION, INCLUDING SUSPENSION OF WORK,AND CONTRACTOR IN ACCORDANCE WITH THE CITYS STANDARD DRAINAGE CONTROL PROVIDE FOR PROOF OF RIGHT-OF-ENTRY OR EASEMENTS. """""""""•"- L ~ II 1tl. L �����SS U UNTIL THE FINAL ACCEPTANCE.THE CONTRACTOR SHALL KEEP THE SITE CLEAN AND FREE FROM ECIFICAION AND,ALSO,IN ACCORDANCE WITH A CITY lL,._....,y�l .:�,. -_...j�7 u..,-:,- -,.., ,..... (/� (50JPFOB SPECIFIC APPROVED TRAFFIC CONTROL PLAN. A COPY 15. EXCAVATOR((05 MUST COMPLY(WITH O.R.S952-001-0010 THROUGH 32. bETORE PLACEMENT OF THE FINAL LIFT OF ASPHALT.THE !.•••=}� -}...-..,--...--, r.--....,•,- • I,...•.. THE BCONTRACTOR BSHALL ALSO ABATE OUST NUISANCE ST CLEANING.SWEEPING,TANDWORK AVAILABLE AT NE WORK TRAFFIC AREA. PLAN SHALL BE COMPANIES FOR LINE 1V,OCAORTON/S 72 HOURS((MIN`)PRIOR TO AEPRET ACCEPTANCE VIDEO INSPECTION OF ALL CITY NEW SEVER TE F; $I 1 _ Y' . SPRINKLING AS NECESSARY. MATERIALS AND EQUIPMENT SHALL E REMOVED FROM THE SITE START OF WORK. DAMAGE TO UTILITIES SHALL BE CORRECTED LINES. THE PERMIT HOLDER SHALL PROVIDE TINE CITY WITH STIVDP O• ., YI ( :.y-� ^1• wµ�� •: I� AS SOON AS THEY ARE NO LONGER NECESSARY. FORMS AND FORM LUMBER SHALL BE 3. PUBLIC ROADWAY SHALL NOT BE CLOSED TO TRAFFIC AT ANY AT THE PERMIT HOLDERS EXPENSE. 30 DAYS OF NOTICE FOR THE NOEO INSPECTION. ANY -••-- - �". t.--.•..yT I--• (n REMOVED FROM THE SITE AS SOON AS PRACTICABLE AFTER STRIPPING. BEFORE THE FINAL IM�WTHWT MANNG FIRST OBTAINS WRITTEN APPROVAL DEFICIENCIES SHALL BE REPAIRED BEFORE PLACEMENT OF } T 1 9.i - INSPECTION,THE SITE SHALL BE CLEARED OF EQUIPMENT.UNUSED MATERIALS,AND RUBBISH [[ ,+AfbTN•m 9Et" - FROM THE CITY ENGINEER. THE PERMIT MOLDER IS 19, CONTRACTOR MUST VERIFY ALL E%SING UTILITIES FOR BOTH FINAL LIFT. ff S, G7 1•. _ ( Q SO AS TO PRESENT A SATISFACTORY CLEAN AND NEAT APPEARANCE. ALL CLEANUP COSTS RESPONSIBLE FOR PROVISION OF TI ELY NOTIFICATION OF VERTICAL ELEVATION AND HORIZONTAL LOCATION PRIOR TO F'^^ i $yy 4YBiIOy •r I II . ~ Z TRAFFIC DW DISRUPTIONS TO AREA WIDE EMERGENCY START OF WORK POTHOLE BEFORE DIGGING IF NECESSM 1). .,.7T. T -liV Q SHALL BE INCLUDED IN THE CONTRACTORS BID, IF THE CONTRACTOR EMS TO COMMENCE _ ). tFi _ _ 0 THE CLEANUP WITHIN 24 HOURS AFTER DIRECTED BY THE ENGINEER,THE ENGINEER MAY HAVE AND To IMET POLICE DEPT.,TOOLAIS FIRE A RESCUE) SHOULD S BE ARISE IT HALL BE ON T THE RELOCATION •,["""-"° R) THE WORK PERFORMED BY OTHERS,WITH THE COST BORNE BY THE CONTRACTOR AND AND TO I-MET AND IGARO SCHOOL DISTRICT, PERMIT II BE NECESSARY IT SHALL BE UST AT THE )J '')) EFT t PERMIT HOLDERS EXPENSE.WORM F MUST DE APPROVED BY t! { % I !R' „-4 WORK SUSPENDED FROM PAYMENTS THE DUE OR TO BECOME DUE T. THE CONTRACTOR,OR MAY ORDER WI 4. BE ADVANCE V WARNO O OF IMMINENT TRAFFIC DISRUPTOR SHALL SHE L COORDINATE O ADVANCE T OF WORN P AFFECTED 1UTY CONTRACTOR EROSION CONTROL NOTES: I7 -13 : 0 WORK SUSPENDED(MIL THE CONDITION IS CORRECTED. NO ADDITIONAL COMPENSATION WILL BE PROVIDED TO THE GENERAL MOTORING PUBLIC BY SHALL COORDINATE THE WORK PATH AFFECTED UTILITY .-+r i :j 4 G 1 I z BE ALLOWED AS A RESULT OF SUCH A SUSPENSION. PLACEMENT OF AN ADVANCE NOTIECAION SIGN AT EACH END AGENCIES. 1, CONTRACTOR SHALL INSTALL AND MAN TAIN EROSION/SEDIMENTATION ""( f Ii.ti 11 1 e OF THE CONSTRUCTION AREA 72 HOURS(CHIN,)BEFORE CONTROL DURING CONSTRUCTION PER THE EROSION CONTROL TECHNICAL I? 1y S(qI , 4 _ °'µj' ... Q 11,THE CONTRACTOR SHALL AT ALL TIMES ABIDE BY APPLICABLE SAFETY RULES OF 0.S.HA., INITIATION OF CONSTRUCTION WORK. 30. A TEMPORARY HARD-SURFACE PATCH((CCOLD MIX A.C.OR HOT GUIDANCE HANDBOOK(EONS)DATED JANUARY 1994. THE MINIMUM • M'f�_.3.-...: I FL • ♦ AND IN PARTICULAR,THOSE PERTAINING TO SHORING,OPEN EXCAVATIONS,AND THE PROTECTION 5. ACCESS TO EASING PROPERTIES SHALL BE MMNTANED Al BASE END OB EACH PLACED WORK TRENCHES WITHIN ON EROSION/SEDIMENTATON CONTROL MEASURES SHALL BE AS FG10WS: {{ OF WORKERS. AU.TIMES.INCLUDING NORMAL DELIVERY SERVICE AND MAIL SITE OR OFF-SITE SHALL BE LEFT AT ANY TIME IN AN UNSAFE 2. APPROVAL OF NIS EROSION/SZOIMENTAION CONTROL(ESC)PLAN DOES {'�[,1) . . (• 12. NO CONSTRUCTION MATERIAL SHALL BE PLACED OR STORED IN THE RIGHT-OF-WAY. SERVICE AND IF NOT,SMALL BE CAUSE FOR WORK STOPPAGE CONDITION. THE PERMT HOLDER IS RESPONSIBLE FOR NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE },E!I. y i, (NIL EFFECTIVE ACCESS IS ESTABUSHED. AND 15 LIABLE FOR HAZARDS OR DAMAGE RESULTING FROM THE DESIGN(E.G.SIZE AND LOCATION OF ROADS,PIPES,RESTRICTORS, •? S `` it PROSECUTION OF THE WORK. CHANNELS,RETENTION FACILITIES,UTILITIES,ETC.) Tom+ jt -: t,1P S. TRAFFIC CONTROL DEVICES FLAOPERSONS ETC.,SHALL BE ^•• •' I y " .•r' ) IN PLACE PRIOR TO INITIATION OF CONSTRUCTION WORN AND 2, WORK PROVIDED FOR UNDER THE PERMIT SHALL INCW E 3. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, eq gg! IA -;& i. IG T SMALL BE EFFECTIVELY MAINTAINED. p MAINTENANCE,REPLACEMENT,AND UPGRADING OF THESE ESC FACILITIES 91• A+✓q Il. I j REPAR OF EASING FACILITIES(ROADS,DITCHES,ETC.) IS THE RESPONSIBILITY Of THE CONTRACTOR UNTIL ALL CONSTRUCTION IS '4• ! 3 IR • W U 7. NO WORK WILL BE PERMITTED DURING NE HOURS OF AS MAY BE NECESSARY,IN THE CITY INSPECTOR S OPINION COMPLETED AND APPROVED AND VEGETATION/LANDSCAPING IS 9AB•; T. •• t. t , -I DARKNESS,NOR BETWEEN 9:00 P.M.TO 7:00 A.M, MONDAY TO OVERCOME DETERIORATION OR DAMAGE WHICH OCCURRED IN ESTABLISHED. M \� 0 L14V r.-, 5� ';e I ("V 1 THROUGH FRIDAY NOR BETWEEN 9:00 P.M.TO B p1 A.M, CONJUNCTION KITH NE WORK AUTHORIZED BY NE PERMIT, `byT 1:.,;y S. 17 1j. -1� cc Z }OA SATURDAY,NOR BETWEEN 9:00 P.M.TO 9:00 A.M. SUNDAY. CORRECTIVE WORK SHALL.BE GONE AT THE PERMT MOLDERS 4. THE ESC FACIUTES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN ��•r s, '• �g�y,_ay5696 y LA•EXPENSE. CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES,AND IN SUCH /' ,s"f A "",� l"°S9- ~ W Q 8. MINIMUM TRAVEL LANE WADTH SHALL BE TWELVE(12) 22. ONE AS-BUILT MYLAR DRAWING SHORING ALL NEW PUBLIC A MANNER AS TO INSURE THAT SEDIMENT AND SEDIMENT LADEN WATER DO f 1( !-....•W Un w F?�(6 FEET. O NOT ENTER THE DRAINAGE SYSTEM,ROADWAYS,OR VIOLATE APPLCABLE �w!4�,� r IMPROVEMENTS INCLUDNG ANY REVISION MADE TO NE WATER STANDARDS. ��}' I ')a'NM C L W W Z 9. NE CITY RESERVES THE RIGHT TO ADO TO OR MODIFY PREVIOUSLY APPROVED CONSTRUCTION PLANS AND ALSO,ANY 4▪T f. N! 7 %�,, as Q TRAFFIC CONTROL REQUIREMENTS AS MAT BE NECESSARY TO IMPROVEMENT WHICH MAY IMPACT AN EASING PUBLIC SYSTEM 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MNIMUM Y J W (�L"�' EFFECTIVELY CONTROL TRAFFIC AND TO ASSURE PUBLIC OR FACILITY,SHALL B FRONDED TO THE CITY BY A REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS, DURING NE I) - 7� U. W W� SAFETY. REGISTERED CIVIL ENGINEER ALONG WWI1TH AN_%TRIERS CONSTRUCTION PERIOD THESE ESC FACIUIES SHALL BE UPGRADED AS 1200 1W NI N IL a Hn> CERTIFICATION OF INSTALLATION COMPUANC (FONNLI •{ I Hy O WATER NOTES: ATTACHED). NEEDED FOR UNEXPECTED WATER ERODO NOT LS AND TO ENSURE THAT SEDIMENT , T 'h' n N AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE, *Trice T ,. < G^Q I. ALL ON-SITE WATERLINE CONSTRUCTION AND ALL MATERIALS SMALL MEET 10. BEFORE HOLDER ANY CONSTRUCTION ACTIVITY NE �ZpG4 YBIIPOl 9+t , THE REQUIREMENTS OF THE TUALAIN VALLEY WATER DISTRICT. PERMIT HOLDER SHALL CONTACT THEE CITY INSPECTOR 23. A SEWER SYSTEM AIR-TEST AND(9V.M.S.)((T.V.TEST REPORT g, NE ESC FACIUIES SHALL BE INSPECTED DAILY BY THE a AT THE CITY ENGINEERING DEPARTCIENT AND STORMEAND SANITEARY SEWER TILTS,AS1 SNALR BE BOTH APPLICANT//CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE a 2 TO ESTABLISH A PLACE.TIME AND DATE FOR REQUIRED BY THE CITY FOR REVIEW AND APPROVAL PRIOR TO THEIR CONTINUED FUNCTIONING. VICINITY MAP 2. CONTRACTOR TO VERIFY ALL UTUTY LOCATIONS PRIOR TO CONSTRUCTION A PRECONSTRUCTION LINO. CONNECTION OF ANY BUILDINGS TO ME SEWER SYSTEM. THE TI SITES AND SHALL COORDINATE WATERLINE INSTALLATION WITH OTHER Eq/I 7, MAINTSCFACA MINIMUM INACTIVE A ANON M ORBE INSPECTED 46 AND OORS CO UTILITIES. 11. THE OR HIS COONTR((AC11TOR SHALL NOTIFY THE 24, DAILPENMSPECOONEREPOENRGTS.ON ENGINEER/INSPECTOR SHALL TO FOLLOWING A STORM EVENT. 3. ALL WORK AND MATERIALS SHALL COMPLY WITH OREGON STATE HEALTH H RS PRIOR TO C ENCINO WORK TWENTY-FOUR CITY'S INSPECTOR.(SEE DEVELOPER- ENGINEER AGREEMENT S. AT NOT TIME SHALL MORE THAN ONE FOOT OF SEDIMENT B ALLOWED TO `24 HOURS PRIOR O ANDY STAGED INSPECTION(SEE NOTE A 5.) ACCUMULATE WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND DIVISION DMINISTRAIVE RULES,CHAPTER 333,A.W.W.A,AND A.P.W.A. A ACHED LISTING)AND AFTER COMPLETING WORK COVERED BY CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PANNE. THE CLEANING STANDARDS. THE PERMIT. 25, THE CITY'S INSPECTOR MAY AT HIS DISCRETION REQUIRE NOTE: PROVISION OF TESTS AND ER REPORTS FROM DISCRETION, PERMIT DOWNSTREAM.'SHALL NOT FLUSH SEDIMENT LADEN WATER INTO THE 89% LANDSCAPE AREAL ON-SITE. NO 12. A COPY OF NE PERMIT AND ALL ATTACHMENTS,AND A COPY HOLDER.PERMIT HOLDERS ENGINEER OR CONTRACTOR TO DOWMSIAEA SYSTEM. 4. 6'PIPE AND LARGER SHALL DE DUCTILE IRON PIPE,CLASS 60 AND SHALL CONFORM APPROVED N CLAIMS LI ADDITIONAL LANDSCAPING REQUIRED TO ANSI/AIWA. 2'PIPE SHALL BE ASTIR 0 1765,SCHEDULE 40 SHALLEBEPAVAILAABLEOAT CONSTRUCTION WORK ARE, WORK AMENDMENTS ADEQUACY/COMP( CE TESUCH TESTS/REPORTS SHALL BE 9. THE BEGINNING LNG OF CONSTRUCTION ENTRANCES SHALL FOR INSTALLED AT PVC.NSF APPROVED. CONFORM TO THE PERMIT TERMS CONDITIONS AND PROVISIONS PROVIDED AT THE PERMIT MOLDERS EISENSE. THE INC PROJECT.T. CONSTRUCTION AND MAINTAINED FOR REQUIRED DURATION ' - AND TO THE CI�TY APPROVED PERMIT PLANS,AND APPROVED OF HE LlIPAVED.AREAS ADDITIONAL MEASURE CLEAN MAY BE EEDUR TI TO INSURE `$ S. HYDRANTS SHALL CONFORM TO AIWA C-502 AND SHALL BE APPROVED BY PLAN AMENDMENTS AND TO THE CITY'S STANDARDS AND 26. THE PERMIT HOLDER SHALL PROVIDE A COPY OF A PROPERLY PROJECT. ALL PAVED AREAS ARE KEPT CLEAN FOR NE DURATION OF THE SPECIFICATIONS AND TO THESE GENERAL CONDITIONS. EXECUTED RELEASE AND WAIVER DOCUMENT TO NE CITY FOR PROJECT THE TUALATIN VALLEY WATER DISTRICT, CHANGES TO ANY Of NE AFORESAID MUST BE APPROVED BY EACH OWNERSHIP DISTURBED BY CONSTRUCTION ACTIVITY,AS 10. STORM DRAIN INLETS,BASINS AND AREA DRAINS SMALL BE PROTECTED D. ALL.TEES.BENDS AND BLOW-OFF LOCATIONS TO HAVE A POURED-IN-PLACED THE CITY,IN ADVANCE OF WORK PERFORMANCE. EVIDENCE DISTURBANCE RESOLUTION AND OWNER UNTIL PAVEMENT SURFACES ARE COMPLETED AND/OR VEGETATION IS REESTABUSHED. CONCRETE THRUST BLOCK CONFORMING TO CHART SHOWN ON DETAIL SHEET C6. 13. MAINTENANCE OF THE WORK AREA AND APPROACH ROADS ROADS IS THE gp AN ELECTRICAL AND PHONE UTITLITES SHALL RELOCATED UNDERGROUND BY OTHERS AND RESPONSIBILITY ROADS SMALLIT BE MAINTAI ED IN A CLEAN 27 MARKERS SHALL BE PROTECTED.OREPLACEMENT SURVEY BE AT 11. RAE/ENT SIBLE SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS 7. ALL WATER MAINS TO HAVE A MINIMUM COVER OF 30'FROM FINISH GRADE CONDITION FREE FROM OBSTRUCTIONS AND HAZARDS, A COPY NE PERMIT HOLDERS EXPENSE. POSSIBLE. OF THE PERMIT HOLDERS CERTIFICATE OF INSURANCE SMALL 12. SEEDING,MULCHING AND REVEGETAION SHALL BE PERFORMED AS SOON 8. PIPE BEDDING SHALL BE AS PER A.P.W.A.DIVISION II,SECTION 301,202 AND BE AVAILABLE AT THE WORK AREA. 25. THE ENGINEER SHALL NOTIFY THE WASHINGTON COUNTY AS GRADING IS COMPLETED FOR EACH PHASE OF CONSTRUCTION, }}�� ��{{ �( SHALL BE S/P-0'CRUSHED ROCK. 14, THE SPREADING OF MUD OR DEBRIS OR STORAGE OF MATERIALS SURVEYOR BEFORE AND AFTER NE CONCRETE S S F OR EQUIP ENT OF ANY KIND UPON ANY PUBUC ROADWAY IS HAS BEEN PLACED. 13. STRAW BALES MAY BE NEEDED DO REDUCE AYERSTO OF FLUENT E CEEET 66!! IOEE RRRR 8 9. TRENCH BACKFILL SHALL SE'CLASS D'PER A,P,W.A.DMSION II,SECTION STRICTLY PROHIBITED AND VIOLATION SHALL BE CAUSE FOR FLOWS BECOME CHANNELED. ADDITIONAL LAYERS THESE SEDIMENT FENCE 301.2,048 IN ALL PAVED AREAS IN THE PROJECT, IMMEDIATE CANCELLATION OF THE PERMIT. THE CITY MAY AT 29. THE PERMIT HOLDER SHALL PROVIDE TO NE CITY INSPECTOR, SHALL B CONSTRUCTED NEAR THE OUTLET OF THESE AREAS. ANY TIME ORDER IMMEDIATE CLEAN-UP AND STOPPAGE OF WORK N WRLINO THE NAMES AND 24 HOUR EMERGENCY TELEPHONE 10, ANY CROSSING Oi THE WATER MAIN BY SANITARY SEWER SHALL BE MADE AT TO ACCOMPLISH CLEAN-UP. NUMBER Ob TWO(2)PERSONS WMO yHEAVE AUTHORITY TO APPROXIMATELY SO DEGREES AND HAVE 1B"OF VERTICAL CLEARANCE. 15. EFFECTIVE EROSION CONTROL IS REQUIRED, EROSION GENERAL_WILL BEN RESPONSIB CORRECTIVE CASE OF ANY EE�AERGENCY. CITY MARK DATA: CONTROL DEVICES MUST BE INSTALLED AND MWNTANED THE PERIT HOLDER SHALL NOTIFY THE CITY INSPECTOR,IN CITY OF IOARO BENCH MARK N0.36,BRASS DISC SET IN NE CURB ON THE NORTHEAST 11, ALL MAINS TO BE TESTED AT 160 PSI FOR ONE HOUR'NTH A MAXIMUM LOSS MEETING THE D.E.O. REOUIREMENTS, THE CITY AMAY AT ANY WRITING,OF ANY/ALL ASSIGNMENT CHANGES. CORNER OF SW,78TH AVENUE AND PFAFFLE STREET,ELEVATION 229.75. g M g bl L•I OF 6 PSI. TIME ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO 91 ACCOMPLISH EFFECTIVE EROSION CONTROL. 30. THE PERMIT HOLDER SHALL CAUSE HIS CONTRACTOR TO PROVIDE TO THE CITY INSPECTOR IN WRITING THE NAME M S E 12. ALL MANS SHALL BE CLEANED AND FLUSHED WITH POTABLE WATER PRIOR 16. PROPERTY DISTURBED BY CONSTRUCTION SHRUBS, SHALL BE AND 24 HOUR EMERGENCY TELEPHONE NUMBER OF A DESIGNATED T a TO DISINFECTION AND BACTERIOLOGICAL TESTING IN ACCORDANCE WITH SEEDED US I EXISTING SIGNS GRASS MI MARKINGS,FLOWERS, "COMPETENT gEN OPSE�RSSON'"RESPONSIBLE FOR CONSTRUCTION SAFETY a I a ^ q A.W.W.A.STANDARDS 0601. MAILBOXES,ETC. SHALL BE REESTABLISHED,REINSTALLED OP SUB-DIVISION P-EXCAVATIONS. THE CONTRACTOR SHALL NOTIFY • REPLACED.WITH LIKE KIND AND MATERIAL. THE CITY INSPECTOR Of ANY/ALL ASSIGNMENT CHANGES, ♦g. a iA • A A MViCT NO. 97-17201 OMWIN•PLO WELANBAAEDWG SHEET 1 - I NEL 1 • ? 13•1111E USW rat=NM OMAW UUD WRN AMMNUM CAM PMI ! x / Z YWUFAC U RECOA119601011. d .."... ..,. ..._ ......... .. ...•.... ,.. .. .. __. r = Z MISTING STOMA UNES SOWN mu ON FIN ,,.^ I a,w.,.:ma.mwu .,,mma m,muw„w., .,,w.., max a...• m„,,,,,,,,,,,,,,, _ .w.wa .a•aau.ar•'a"' •.I . .............. ._.. SW PFAFFLE STRES`�• m amamwm._w.. .,,,.. __.aam•a.a, �I • -_... . .. ...-:.,.ww.aw,,�., ''+ SS IIANIIOL.E W PFAFFLE ST- -`' 226 „aa•w. I- _ W 1 II> 1 1 q ! . .Ss AANHOLE 1..P -_14 �- +450 _ t5}oo i _ iS 50 , 8 16 00 CONNCC7�4 80 2 15 OO i - 15 50 - 16 00 -;:5. - •OLE-88 17.00 F. ":...�.MNN E>uS71N06##•0001 VERIZON 252720 �RIZO 250498' -.149 . .. yERIZON 32142,L2 0497^ �'�� Exuma 6 qI 0 0 VERIZO 250498, © VERIZON 32142, 250497 .y 30' 3O' VERIZON 25272 + �,��- i1=0'�+s W PEAR _ L _9.„ 3..:,., ��ra �_ i� ... ,, ____,_. a` d a� ® .. .,. aml CONTROL to - - EROSION L SHE �, R m. \ (SEE DETAIL HE f1} ^_ \ ..... i�i- . NEW to CQIrII SLANO5 TO BE CONNECT-.17 ExISTINO� i %. • , - • WAL- 1 i� - A SBNER UNE AT . 22e3O WITH WILD a1NOEA 1..�„ II LN• EXNRINO Ir ,228 .....y .... _... ................. CLFAN OUT. IE.236.42 ':411 I ^•PVC SAN .UNE AT ti.r .. ,. ... r! i CLEAN OUT. 225.42 ,O ff - 1 z\` J! n \INSTALL SANITARY SEWER we 1,94 • 1e LF of a PVC s.o o35 1 UNWARY SEWER UNE �' 1'0 i I ' t ,�.•R•w•.• a,m,q. TL 600 - �: 53 OF a`PVC s.o.036 2 i REMOVE EXISTING TREES AS SHOWN \ 600 X1.06 AC. - I. 6 AC.' 21i ;i PLACE TREE. n A ill___ / ={ �b PROTECTION TL 500 Q5 t1AL DASCARI� M1y� p, t' �G PLACE TREE-1� t ± TL 500 i,-..._ •. ih PROTECTION FENCE I :I cQ Q J I" \ _� • �,_.,._.....a:..- ._.. � •I VaTO0.91LTER 1tAt1„'. E I 25.JS i,, L Z Er / i Q BASIN MAIN OFFICE - ... 3 GYTIRIDGES 1.475 SF 1..: W/ Z �rr�� NEW fTORMFlLTER' I "•"t••. •, ORATE.330.40 1 �.'1�6' 1 re O Z Z CATCH BASM '' .. . MAIN OFFICE IN OUT.22e.t7 8000 EA PFAFFLE ST, EXISTING STRUCTURE EXISTING STRUCTURE 2 CAgTA,00ES �nL ! LOT AREA t 29 850 SF GARAGE IJ J F- Z O ORATE RGES.+0.. 1,475 SF t g 6`A,S 418 SF -. W U d V IN OUT.228.1711 8000 SW PFAFFLE ST. EXISTING STRUCTURE I `+`0 - EXISTING STRUCTURE i- AS t ce iii < Z LOT AREA t 29.850 SF GARAGE 18 SF I j -- . f V O. Li I• 1 -_w I1 12,23' p O .L 23.7 1i AT S•0.ofe ' I Za � O `114....---------- - .. 13.23' bry ;7..::. I' STUDIO Z h 23+ roMA�Wtgg iN T 3.0,01 , s��ppyy wa.w STUDIO ... 13 �• L1N fi._....W,-,a.,450 SF - IE 01R.296 .i.aww... //''�\ i 'I / f , : !� 229.30 ::::,..._._.. ..� ............_ RTERUNE 2]2- 232 .... 1 9 ry I �1,;' t6e UNE IUI 1 9N0 STRUCTURE REMOVE EXISTING ^ 'XIS NG STRUCTUR -MEMO EXISTING 234 1�BUILDING . "``U PA1 :-- W 3 2�A -m",m.a.maai 182 c3 ',.711'N /r _I 2sa wS• ....... 1.511 n q, �,,,,a,a,,,,wwaa a:wama„ „.a,......,.. Q O V It' \ GRAD NG P N STORM DRAINAGE NOTES: TREE REMOVAL, LANDSCAPE PLAN AND EROSION CONTROL co - O1STA 15+07 SET CG-30 CURB INLET RIM: 226.90 IE IN (E): 225.45 R.O.W, Ci SPECIES DBH CONDITION rim REMOVE IE IN (S): 225.30 'T « sz»rzr°a��s�a IE OUT (W): 225.20 r PR.P. • R_._, 1 1.14.1•,-.1•14.11�LS•1•�AI .L1�I.11-1•li:• uI•n1•i•tim:fififif•r}1��L`I:•i11.1•i f• PLACE SILT BAG I N CATCH BASIN FOR 1=141#111:14•]43'04.==i_�1:•i 81l L s'a 1:10-.4410, 11 •==..r.N.,==fYEli:... / -.20' PAVEME SECTION 11' E•1:1,3C-414d.■•1[•1• 9:...MIH■ENNIN EROSION CONTROL E•=1.4::14d411111111111111E•1•t 1•I.1•I•tBCIIIMENII VARIES t 10.25-a.se' 4• 6' 1=1 4111111:AI44-S•E=tH•I•Ll•1Q•�� 1,i,. 1.1 _ I. A 111•n11:14.11 _rilIMM•I•LiMI•l-=∎ Ci INSTALL 108 LF 12" DI AT S=0.005 rm 1114�•i1••�11•I ia�ra->•� ' 1 n1S•1Fii1.11111!•Irr�1=•3.1•1.1•NIBM.�B11J• 0.5• EIP1Ra�iif.�rs•E��•14•1•>_�ES'i.111� 11 I 1111 III 3 RE-GRADE DITCH TO ALIGN TO STORM PIPE "== ---- - �:°'. /---�� .-4 "e"-''417`7-11 PI•l6dal:l.lYi�11:c.a111.•il-Yf■S:1 _' ' 1 ic_... .._. 4I•P1S02LRA:�M.VM= �n 1.=Mt•1-f• , X1.-1 ti'O-��._I, 2• ABC • PI•PL3 di1L11�11-1•��7••I•Id•1•1•EfM1� N� I SAWCUT 1Y FROM EXIST, S A8 rl1,11KLMAI. 11111•LSf1��111•I•1•1•>.�I.11111,_ ELEVATION VIEW OF 8000 PFAFFLE (1"=201) (I) INSTALL FIELD INLET PER DETAIL, THIS PAVEMENT.APPLY TACK SOWN a !111'11114:�MEMMI•I•l•)•ian■ ++ COAT PRIOR TO WIDENING, CURB k GUTTER TO TAPER TO 3 IRtI:n114c�114•1111M.h)•f•6•aI SHEET WITH 13 LF 12 DI TO MH MEET CURB LAS TO EAST [4:L1.:1.1:114.1 .1-=MIP•I•l•]•iL••1.1� , 3'OF(3/4•-0)AB 1 1/2'CLASS •C'AC E=I•say.ta:1�1>.11E•>.�•I•:•r>_iEr�� RIM: 226.9 PAVEMENT& 2 1/2* .� • STREET CROSS SECTION PAVEMENT OR i• 'PRCIACrNI .7_,12.0, 14.1I94ii1�EF1•=MIWN.I.1•MME. ∎ IE: 225.4+ • rniau4:>_�•r>•=�1:1_�t�r_ N.T.S. 12`OF(1 1/2"-0)AB 0111Y04 1111.1 WLLMMM4SE0M0 SHEET 2 • _ - , • - ...„, \ \S . 1- CZ ''',..,,„ .0,/'` cn ,,„ ...... ..,,...,............... . .....,.,......._....._ . ! z -,,......,.,...... 14/1.1■11,111.141511111,11111110 P. 1.111411111011111111111■11111.111111■111■1111111111011.01.0111■111M111,011...o i ■ o op WPM/IMO...NV(0,W N. .% NI, ? •i 05§1 ig co ligg i C•J 00 . SW PFAFFLE STREtt z Li .ig.i cn STA 14+94.75, 20'R BEGIN ALF-STREET IMPROVEMENTS CONSTRuCT 6' CURS ANO 1' CUTTER REMOvE ".•-NU - '-ENT TAPER AT 1':35' TO EX. EOP WITH 2' SHOULDER L; ; I• Too Cl) 11 5s... __ 121430 flt.6.o __. i 131.00 (.7I 13+50„...._ _...._.4. ....___1 4+DO _ 14450 (SEE SHEET 6) ,.1,11 -,AY a45 SO FT STREET NEW PAVEMENT (SEE CITY OF TIGARD DETAIL 182 w `;;I I-•• I ce -- I 16too 15 60 _ • _„ 8 16 00 1• 6. 3 I ..-.... i .... I ,-:. - EX. 30 HAR ....ogaTIR9AL ACCESS / -IZO 250498, • 49 VERIZON 32142, '50497 co .... ' EX.r WATER MAIN I.',R -.- 4 1 E X EOP .... oil Mt ir C4RAIT ." .."\... HI, _ CATCH BASIN IC.. 223.05 ,,..---- -.......... ,..............,-.......--. - 'OA 3DI V...iiiii:"..87:-E OP 11/M11,,,..'"•,; NEW PAVE El , ,,,NEW PA ■ 410119190.5at:::....,' , ''13/-•ca,.....- ■Ame. • --.....----t.. --- .------• _ - - _.... , .- -- .] • 111.1.n.1.---- 11111.111 _........ NE1729.57.W..,235.138 . ., 10201000X10110110011■1111111111121E ---- z•--..=".4 NEW STORMFILTER 415■111115.11.11111111111111Pr - • 1 _ulil■ CATCH BASIN •-... .. c,, ''.."*".." • " ..iiiiiiniiieltilillaii;."-AIStr -' a. sbE ILK %IMMO • . .I -'.' - :. 7' 11■111111111111/ ' M GRATE ELEV•225.00 .4144.-OvE EASING CHEvRON IE OUT•225.77 7 .■11■11.1.„.IL 1111011MM, .....,Niga„„„,,,„„5„„.1514:;914.: M WARNING PADDLES TO N REMOVE PLUG ON l' L Mai n it H Li7V4LAJ;11;:::E ' 8 7 "a STAATI16°+r‘li.AOSI S2109R" I EXIST.5"PVC LATERAL AND REPLACE WITH CLEAN OUT IE.. 223.14 N%5 51:0A ;II e DOMEIER PPE\ I,,,, 140 LP 7g3*FroW ef.02 1 NIW 5"STORM LINE 11 15 LF AT S.0,01 NEW STORMFILTER CATCH BASIN 1 CARTRIDGE GRATE ELEV•2/7.27 1 1.0' .. f i,..,A- :-. .,y--.ill,■: iS'. l' 'E-in 4'-IT*.(•U SIRE ' EI BICYCLE ACCESS°S:R3OM SH2,411R;'EO"O'Rl',VV.AY. '. ' ' 1 ' EC' .... U S I DNEEWWA LK' 0 0< < g t 0 n CO 1 '. . : KIN ' tWIN.7711P1Or.4 Al4 , END NEW SIDEWAU< t g • • el PRESERVE EXISTING DRIVEWAY 4„iv ACCESS. 4 IC IN •2.25.14 II,NLISTLAIF.LA5AF48.„spigtgE , . 6< '.8' 1 IE OUT•225.04 \• twirtionno..... %. TL 600 0 i■ AC SURFACE LEN. •230,10 STORM LINE ELEV. •225.95 Elc..AC PAVEMENT ' ,',-kk,. 1 SANITARY LINE ELEV. •226156 ADA PARKING MON s , CENTER STORM PIPE OVER CROSSING 2 3 4 r.. r...,,,,. CONSTRUCT 5' NEW MANHOLE . RIM•228.40 I..-""“ .................., -'''' PED, WALKWAY ' LT"r ma= WHEEL STOP(TIP.) (SEE . 4 ...■ IE IN(E) ..223.35 DETAIL SHEET 3) IE OUT•223.30 "I. ' . ., ' 11"; '' • , '..., L '' . . . . ': •■ • i , .. i% , TL 500 i 9 r ,,F.,..r. "1„..L., .., ., ., 4 it o* •:.".17^ . .. ..... , BICYCLE ARKING AREA SIGN( 4-3) SIGN RE ING .t.........-....'J. ..Il 1' NEW STORMFILTER I BICYCLE PARKING IN GARAGE' CATCH BASIN MAIN OFFICE V. I • :_..• ... . i j, 1 2 CARTRIDGES 475 SF ■ • cA. IN OUT•225.17 8000 sW pFAFFLE ST, EXISTING STRUCTURE I I "ci I- LLI 1- EXIS11NG STRUCTURE 111.2241.00 ill z LOT AREA t 29,850 SF GARAGE is 1 8 ^ Ili Z a ...=- N) Ma sr I z w , LL LLJ aj NrS SititY1-•-■ ,e,Y55:C°':''I'5 ....■ ce a,... ow 232.5 • T 1... _„, ■- -7 ; I , ■ I . I I I I i , . --- -- _ -. - ----- --- - "- , xisup40 TutuNE +I T1N0 EDGE OF rAMEPITA, . FINISH ;RADE TOP siDwAu< • .... .................. ........ .............. . . ., . . .. . . .... ... ....,., .... .... . . .• ., .. FINISH GRADE TOP OF I FINISH GRADE AT ' N CURB I PROPOSED EDGE OF N2 1 I , . . i' - - .. ... . 2274 ■ r -k..r.ir.....LLI,11:Pt.'61;, purt.55 J LL1 . ) l'INc,,, ,..PAN:r:rZC:':.:r My:IA:AT :. Ft A4::11:.. ,..tm r.I..... -- _.„.,...., 0 I I , ;. • .0.-• Cr I- .j C:' - n• a Di.11.0.0086 . tIntii De • J ••,, el i . . . . 0 III i=ag 6 I 1 / .g:; ------ ; a •-••, • I w 2 i c; . 1 ------ i ___......4____......z., .1._••1 • --------" ......................___......................_._...... 1 ... ..,,--- 8 1 ■ i 1.02% 225 ----47::-- "::-..t:4'...'-...:47.1""'-'::::: 1.1. .10.4.44' .-....... ............ ., • S . ---VI- ti P.: gg g al Qr,S N.0 CC C‘ 10)0 ...7 LA 1 li .....v.zs if:,:, ..."-/- j'- •.. r4;,.. pei,,-. u_ ri -uj i 1 R I, 1m N '4 EL 1" LI.I.:•.:..^1 .A...,LIP.4110.,1 ..:II,-PA, '. ..' ' 1 I i 91 .- . , „.,.,,,i1(• , I, . .1 p Pt _ -_ -2.2.2.5, -I-.. -- _.-. ....... :- -ORA- -/-1-----g----;-- . •••' -- a a.1 P:8 1e c0 1 1 ---- - 1 1 r-- •• a 0 , ; tz te 0 c'e. 0 0 0 0 0 0 I ;1,, It. ) .:'; i ,- 0.- p... , ;1.= .1. et.;): ;;,....K. ! . ' 1-. cc.- cc•i ce IF,. .. .. I ,..., .. -. .. ...:;I;ye,: .....:1 0- N. i..... .,: ! cr+ 1 0; 8 74 .(.1 .c, .c., ..0.R., . 220 + , . r .. , _ 420- -;-- i _ I id i till •d e ii d 0 -J'''' ... I , :, - •,:,.. '9 :• , , di J 1....,. d 2 1 ..... , , 1 01 ,,,,i;,4 I ,,,g . 0 5 e: r? .'; Z 0 ,r 14. ..1, '7. 2 E[ 6 I g L,g E i g g 81 R ce ...': '''' . .... r . . . .., ... 21-7.5 ... .... 247.6 r ,a 8 8 1 h.N : 0 : '..; `• • 1 ; .; ,..... , :I, ++ +"+. .A'S Ili I .. V V. '''' '',",.,. .'.i?.. . ■ ... ■■4 .. 211...t ti 4i - •;i■i ,41.P. 44 4 4 4 4 4 g , -- I , . 0 d d 0 d d 0 d d d d d 2 1 I 215 •• u i, . 215 . 1.;:•;,T,. '.";4.I..,....:, ..,,,.: '. i ' S.W.PPAPP14 STREET UTILITY PROFILE I..+.o.. '...I.,t, ,I..i., I g HORIZONTAL SCALE 1"•20 I: II. ir.I: ....A:.•,. 1 ; VERTICAL SCALE.1"•7 1 I T.7 1 lc r.Q. ,•,.... .t.?,.;th I 1 117 ■ I I ! Ga 8 .., 212.5 . . I 1 I il 412.5.- il to E; --,- I r1 Lic: . ei. '411 ,'.+ ,`'''' + ri to to P.1 o) PcZ1 ,..i I r IMCLIIC,niC 97.112,01 C.L.....0 ILL WILKINS...K.00/0 I /+00 11+30 12+00 12+50 13+00 13+50 14+00 14+60 15+00 15+50 16+00 16+50 SHEET 3 .. . ., ' , ------------:,--^. ,-, . to ................. , Z .,,,,- i SW PFAFFLE STREET i- ,,. .--....---- .--- ....-.......... „„„....„....,....-.. 0 Z .4g 1 STA 14+94.75, 20IR CONSTRUCT r CURB c BEGIN ALF-STREET IMPROVEMENTS AND 1. GUTTER REMOVE •§IINV tiAllt4ENT TAPER AT 1':35' TO EX, EOP WITH 2' SHOULDER is- w ci; i 6 gl i 50 14t00 leo (SEE SHEET 6) ,,Ri AY 845 SO FT STREET NEW PAVEMENT 15100 15 50 . (SEE CITY OF TI A . DETAIL 182 ',;, 2 igri --- 1 , .. 8 16 00 EX. 30 .HA.R.q■■,..r; $AL ACCESS - RIZO' 250498, '4409 II . 0i... -815 , 17Too CO I 171.80 I 19t00 19t50 191.00 i E iI;Tog 1} Ex r WATER mAN •4..; T ..: VERIZON 32142, 50497 \ 1 1 1 t w > ci = to ... I 30' . ••• -',,. ..EFE---- Stela " ......• - . NEW,PAW •■t....., , ,....1,1 \ N ..lit,L:;•-,-,...1 ..- - , _ .■• , ' liminimamiu=iiili=dMos - --- -enllIllMMMMMIMIM•P.' 0.....- d , .. ' T .,..... '111111111111prAISLemirr•-; 4111111M9C.111111111"' • t1N I.•I 1, '," P --- - 8 SIDE •LK '111E11111111111=M 111111116. 11.1/ • I.: A: _ i\ r,,,,i, , Nu 'I 'OVE EXISTING CHEVRON ' . ' WARNING PADDLES TO ti 11F. IF/ NEW 6.STORM UNE 1 ' .._ 1 ••": 3.- " 6001 . . • •••, ",-)•i OU IP' I • ' • WA 7 i'7% .. ,. . .,..E N ._ &t.._,nh x i .i;.. I 9 8 7 6 SOO' •■ 20ATIONS AS SHOWN 4.• • • . 5 LP AT 5-0.0i .STA 1E1+11.01, 20'R 11 / I ,,' - , T - 7.'...,e.ic• ',,,,.i yr,.!t.. •'S:, ...m-w.r. • inn END NEW SIDEWALK • . II .41 5, "sziktisa..... z 2•-.,%., ,..i- ,v 2,. 2 1E 22 ./ NEW 5' -7 -4.'-••.(0;1 S•E H EL) ,b t.,90 SIDEWALK 1 . .. NEW STORUF1LTER BICYCLE ACCESS FROM SHARED OR AY 0<c. < 6 PRESERVE EXISTING DRIVEWAY/1'1; ( .4 1 ,• . i . CATCH BASIN EX, E0- < gAgg NEW PAVED PARKINg ACCESS. . . S 1 CARTRIDGE (3 IN. AC, 8 IN. AB) , g .'' ,,.°%•-im 1.,, 1 411AQS•t?, GRATE ELEV. 227.27 ...-------.--.-nfotexerc,§-AE 1E OUT.225.04 5 a ,,,--r--T.-' i . . 0 n , tt g ••■...= 4',' § 4 - - , ,4 SURFACE ELEV. . 230,io R ...1 i STORM UNE ELEV. . 226.95 \ d • NiTARy uNE ELEV. w 225.86 I st) HC :1710r MINN EX. AC PA MENT , STORM PIPE 01.1R CROSSING 2 3 4 p. ADA PARKING SIGN ' \604,.. ..- # C..,r. CONSTRUCT 5' , ., PED. WALKWAY 4L- .1...gel WHEEL STOP (TYP,) (SEE , . . .. . <4 ..• / 'Ti1 T1 . ''',N TL 500 i„...._. __,...,.. , • ' I DETAIL SHEET 3) . .' .0,c,4 , ,.,.-- -----•-• '• •.i i BICYCLE PARKING AREA SIGN( , . 1 • . . ' .'.. I IE.228.00 1 . I, NEW STORMFILTER CATCH BASIN 2 CARTRIDGES GRATE-230.40 IN ovr-228.17 MAIN OFFICE 1,475 SF 8000 SW PFAFFLE ST. EXISTING STRUCTURE . 1.::::7.7. ■ ION READING : BICYCLEPARKING IN GARAGE" .' : , .,. EXISTING STRUCTURE 09.4 LOT AREA t 29,850 SF GARAGE .- a..6 - NE'12 ailar.4 . •5,..ot . i. , 416 Se ; z $ I- LU N -......".......'"•%'•I ll h5 I A 7A ccwN5Pcv -- ,1.. . t. g IIIII■ I... I . Lu z 0 -1 --- ' - .r._. 0 uj LUcc -7. LL . C./) 232.5 CL 0 i . , . 1 . 7 . I . . ; 1 1 . • : ,40% ' 0 i I 1 I , 1 .• • • • 1 , , ....,_....- ........... ..... ....._ ...._.........._........ _. . , ...... . .... .„ i . ! . xisTING EDGE OF PAVEMENT FINISH GRADE TOP SDEWAL.K ■STING CENTERUNE , - _ ___ ! . - ________ _ N FINISH GRADE TOP OF 4-- MISS GRAD . , 1 - -I CURB PROPOSED EDGE OF '' - ,, ,:',.0. 174.,,.1 e<z„ 1‘...::,e' r 1 • __ _:_. s" 1=....44' -02.■ ,.. .17'1 I ' "l'`LH.- .- .4.:Jorit.P FA ?ill „. .. IIINIIWIIIggMINIIIIIIIIII 4. III LLI Li -i X X 1-. -.I 0 - I, -...,.-.., ... 1••■ Z 2>_:.C3' 17.....'..."=..."-...:.,....."-=.:.. "'.r.,:-' ".........228".T.= IT .....7.-....-..:::.."-. II ,, CO U-I P R 6 ------- i ,........ LU m p g LL > re Lu w II : E.,eryei,.: l'e I. ''•'.. ......*!:2-4 ----------0. - I: < CC 0 rii 8 ' I i : 00 1 E cc i 4.„1-10....„11L.,•.....L,.i-_=._'........ •,•--.....A. ..I.I.L1 irk 1 -8-8 i Fa' It t .1.. --•222:13- -. . - ..7, 0 0 B• g,a i C4 i 0 ;!, 0 0 IE IN C.C.): 22.1.n ce gle 0 re ,-. , iF IN :411: c•,-,3 w. 1-. 6-1 Ir. .!tif(vr.; as.71 -S 5 cc cc cg • 20 .,•• 1 ili,41"I § -VI In el N •.k il4 1 , . 220 1 -.0 ... • 11 /1 • i : . . 0 . . 1 . m gg 81 E • • , -217.6 ' • , ,- 1 a 1 4 4 Lf•Lo '',7, t'il a . 4 . ' 9 W.PFAFFLE STREET UTIUTYPROFILE i HORIZONTAL SCAU1:1"1.20' .' VERTICALS 1'• . : • 1 ; I . , • g - 21.2,6-.• i" i i or Fi N N l ,..N ' Fl 41 n I : A de A { g 1 PROACT NO 97-112.0i . . DAWN 460 14+00 14+60 15+00 15+50 16+00 16+50 17+00 17+50 16+00 16+50 19+00 G Fla W ILANSABEDWo • SHEET 4 .. ♦ • o S r y.�...;�.>;, SEE STD,DRAWING NO.200 as 7/C AT rail Z ;:`,. Z �..∎••4 •.�°- :t"•- fOR TOP SECTION DETMLS ,. h Pa.M AT TGF I!O.DTTDA 2g 11 DRAINAGE BLOCKOUT CURB JOINT rA - ��`, l,l W d $8 f I 3" I.D. SCHEDULE 40 ��6'MIN. SEE NOTE 5 ROW 111_-___-_,N, W DW'V(ABS OR PVC) + ., \ /• n g$1" BATTER 1" �6 4 t PIPE W/COUPLING ;.S :P':"i a U" ± 27 3%4" w a �ROAD T.- 1" 1"R.r-- ,,4k i6..« .dia' t u i:�T�-:I.g,. 12"6" Q"�;1T �2'Of 3/4"-D"BASEROCK .� �� ` , MAX '1i t COMPACTED SUBGRADE-- - +• -._ SECTION D-D ............. C C BASE COURSES B B , 24" SIDEWALK ADJACENT TO CURB B e Jr 1. FOR USE ALONG MEDIANS,GUTTERS MAY BE REDUCED WITH PRIOR E.MIN 60�- A Ej _ APPROVAL FROM THE OTT ENGINEER, Tx �� `;� SECTION B-B PLAN VIEW �'� 2, CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 P,S,I, AFTER 28 DAYS. ROAD �., ����s"�=�� 24 3/4' s. ♦ I II""'"--'171...I Ili II i `1,i"'q1 I '" MAXIMUM 27•FROM TOP OF FIRST �I yE BM I I. "I ♦ 3. EXPANSION JOINTS: .° STEP To ToP CP GRATC, W/I2"PROJ. A / SLOPE TO MATCH SIDEWALK Leyy'," `q� g A. TO BE PROVIDED: " 2"OF 3/4"-0"BASEROCK I/4"x 3 1/Z•x i• PLAN VIEW [ 4)" 4 1) AT EACH POINT OF TANGENCY OF THE CURB. T: '°•�'�•1':.� , pA D ROAD SuRMOE I2JaraM GALV.STEEL "���sssJJJ ' � ,p 2) AT EACH COLD JOINT. COMPACTED SUBORADE - SCE aTO. ►,, CHANNEL VAIN a FE ANCHOR SECTION C-C 3) AT EACH SIDE OF INLET STRUCTURES. °PLOW Na 100 7 t.;•4.'•: ��,,,,,,�� 4) AT EACH END OF DRIVEWAYS, SIDEWALK AWAY FROM CURB 4,. no amps f IS' MANHOLE FRAME -3 i°s') 5) AT LOCATIONS NECESSARY TO LIMIT SPACING TO 45 FEET. NOTES: _ a•FOR mina)IN PLACE �r M� AND COVER ♦"y ' ~- a4• .:tea•wTN RBNFORCOMwr rOR Pne-CAST - �-Aa am w/IY Plro,ll �'` ``...09 B. MATERIAL TO BE PRE-MOLDED, ASPHALT IMPREGNATED, NON EXTRUDING, I 'L. 0 BM { Ir / WITH A THICKNESS OF 1/2 INCH, 1. CONCRETE SHALL BE 3000 P.S.I. AFTER 28 DAYS,8 SACK MIX, SLUMP RANGE A ;,;•� Pi` �, > OF 1-1/2"TO 3', iS a A: 2 1/Y_1 _. 1 4, CONTRACTION JOINTS • 2. PANELS TO BE 5 FEET LONG. I ■ VAR'as,. NOTES; 04• �� A. SPACING TO BE NOT MORE THAN 15 FEET. g V. v4nIABLE�' ! 1 PRECAST CATCH BASIN SHALL BE CONSTRUCTED IN ACCORDANC: SECTION A-A B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1 1/2 INCHES, 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES, > '1: WITH ASTM C-as UTUTY VAULTS, WHEELCHAIR RAMPS, &AT SPACING NOT TO EXCEED 46 FEET. �� 1/4•x 3 I/2"x 1•CUSTOM Fa BM 5. BASE ROCK 2"-0 OR 3/4"-0,955 COMPACTION. BASE ROCK SHALL.BE TO it 'P: 2 NON-UELM INLET MANHCtE SHALL BE GALV.STEEL CHANNEL WTH a'MN. ♦ CHANNELED. SUBCRADE OF STREET STRUCTURE OR 4"IN DEPTH, WHICHEVER IS GREATER. a#s ANCHOR 4. FOR SIDEWALK ADJACENT TO THE CURB ANO POURED AT THE SAME TIME AS THE i; 1 i a Au POURED IN PLACE CONCRETE SHALL NAYS A 2a DAY CUSTOM STEEL 6. DRAINAGE!LOCKOUT- 3'DIAMETER PIPE: CURB, THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN, 1/2"RADIUS. / •d STRENGTH OF 6000 PS,AND A SUMP OF T'TO 4' .. P �_i -L CHANNEL DETAIL A. 3"I.D. PIPE WITH COUPUNG. 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE r; 1. �- '.,� 4-OPTIONAL 8. DRAINAGE ACCESS THROUGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY, yR p .4 4 A I I I 1/2"CIA X a•x 1• OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. y J BOLTS(GAIV.) CO SAW CUT VERTICALLY 18"EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. ��_" ` _ ` C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' 6. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3"DIAMETER - - - 10"MINIMUM Or fr.TO 0'COMPACTED BASE MATERIAL. I `16 BM �•• MATERIAL SHALL BE NEW J AND A MAXIMUM OF 3.0'FROM PROPERTY LINES. SCHEDULE 40 DWV(ABS OR PVC)PIPE AT 2%SLOPE. CONTRACTION JOINT TO BE PLACED ••• ••" 1� STRUCTURAL ASTM A-36 OVER PIPE, ..._.- SECTION A-A SECTION B-B STEEL W WNW VII No 0GALi `"°°.n NO SCALE TOP-CURB INLET MANHOLE AND 1I B......a...41a1T Aoum^wo�Iw1AS ONO.Na B1almwa oswTmulr , ,r'"1tl-1A' CONCRETE O,pO,�, CURB INLET MANHOLE MODIFIED CURB INLET MANHOLE CURB & GUTTER WI ,,aA �1. ,•' .-„, tv b'~ nu.3001 126 ^ '••.•s,4•:.• '� 41; JULY 2001 SIDEWALK 120 (CG-48 M.H•) deanWaier SuvuG1 (CG-48 M.H. AND MOD. CG-48 M.H,) C ean��er ' ar or TIGARD art of R0AR0 REVISED 02-03 On wrdtatat b dim Ow wwd4wt H awe, VIM NI OAVAI MOAN ~A OM DRAWING NO. 196 DRAWING NQ. 2D0 / \ / \ / (HORIZONTAL) VOLUME OF THRUST BLOCK STANDARD VALVE BOX ST BEARING AREA OF THRUST BLOCKS IN SO, FT. IN CU, YDS. (VERTICAL) CLASS "A" CLASS "C" LID COMPACED NATIVE ";' NATIVE MATERIAL TOP COMPACED TEE 90' BEND 45' 22 1/2' 11 1/4' FITTING BEND ANGLE MATERIAL '�`����`//: ' f'`�//1` ( •OF TWO) SIZE BEND BEND BEND a6 22.6 11.25 d0\ .II s„ 4 1,3 1.8 1.0 1.0 1.0 4 1.1 0.4 0.2 v,,,::,,::,.i■` I TTT`�j` w CO -I g FACE OF CUR 6 2.8 4,0 2.2 1,1 1.0 6 2.7 1.0 0.4. �„ LU 1- y K` �i�� "x'1111- 0� H z w<01 8 5.0 7.1 3.8 2.0 LO 8 4,0 1.5 0,6 t: '• . / LlJ FINISHED GRADE 4MAX 12 11,3 16,0 2 1,3 k \ c` 154 7.8 3.9 16 1 .8 5.6 23 IL J LJ. G C7 -, Js� kg. 20 31.1 44.4 24.0 12,3 6.2 e . kJ Q Sao N 24 45.2 64.0 34.6 17.7 8.9 s• PIP r Q m O HANDTITIGHT TUG VALUes BASED ON 200 PSI WATER 24'A. a ° '� 2"IRON BODY GATE ! PRESSURE AND 2000 PSF SOIL OWING 2"ADAPTER COPPER OMAGm'. VALVE WITH 2" SWEAT TO FIPT OPERATING NUT ., i ♦•\ '''414.•,.,..„,... PAVOM O .J,1 �Soiu EOOAV ME co \ rrC '' ; k:b;7��'/ ..,. MVDAENT i f T SOUND PAVEMENT Y II 1•-0"BRASS TYPICAL COPPER TUBING \A rp \Oj _ NIPPLE ( C I Get CLA`1 % PCTEGRANULAR s / O 4 ei- a `§,.. I ; i c.., f 2"ELL COPPER r r 1/ \s' 3,a • e i x SUP T4 ,•.{vf. irnrbt ,,�'; A ; 4 BEND TEE VERTICAL BEND �` 1 , ,r.v%- Q�4 �r` �1G`�1`/N** �1S FITTING ROD Jj %{� •', fir t �r EMBEDMENT �l - 1r�� •%\� •ADAPTER COPPER „y} SIZE SIZE �' /� i O SWEAT TO MIPT ,••. 4„-12" #6 30" , -ICAL COLLAR BLOCK CONCRETE PIER �"^'' �. - - $ SEE DETAIL# 200 BLOCK ,,'m•‘1,,. - 1 8 38" 2"TAPPED ...`., y�M NOTES:• MOO CJOINT TH PLUG OR ...,r ,,y �+ .� /f�Jj• ':*>1, COMPACTED"GRANULAR RETAINER GLAND t�� +. y� >},/ 1)CONCRETE BLOCKING TO BE POURED AGAINST _ BACKFILL AS SPECIFIED 4 ' ,,,Si; UNDISTURBED EARTH tf` `���' FOR THE TOP 12 INCHES 8 'M'r rCY' 2)ALL CONCRETE TO BE CLASS 3050 _' JQ` ,,, ,,,„ NOTES: ~ � 3)INSTALL CO MIL TOTAL THICKNESS POLYETHENE SHEET p4 „" ,,I/, 1. THREADED BRASS PIPING MAY BE STRADDLE BLOCK AROUND FITTING.SECURE SHEET ENOS TO PREVENT g .//' :Q� USED IN PLACE OF COPPER TUBING SEE DETAIL No, 200 INFILTRATION OF DIRT BETWEEN SHEET AND PIPE /{. % Q FIRING PRIOR TO POURING THRUST BLOCKING . O 3 4)PROTECT MECHANICAL JOINT FOLLOWERS AND BOLTS FROM CONCRETE WITH TEMPOARY FORMS AND •,_-.......... ,n POLYETHENE SHEETING SEE NOTE No.3 J A ♦PROJECT NO. 87-112.01 ‘ C DETAIL NO. \r THRUST BLOCKING \ DETAIL NO. 1 r a TRENCH BACKFILL 1 DETAIL No. 1 auvnNOrae weLGNUSCOWc 9' 2' STANDARD BLOWOFF J J ABOVE THE PIPE ZONE J 0 J , SHEET 5 Tua1a V�11e�NBkerD agile! 203 `" DETAILS v" / \ J��TusiBEiaVel�Sglla�rDistrtct , 20 n`Cualal aVe� eyBkeiD pkriak „ \ p \ y3� _ • • 1'-0". AND BALLK� �T yJJ 'S q O 0 Z pN I I COLORS REQUIREMENOTS * \� 12' MIN. 7° p 'pi, a g +s'- WEB �. \/�\i. />\�. \' o -.1r 3 _W a $Zlill RESERVED u 4yAN ACCEhSSIBLEgEAO: \ \� \� °C W •9 -.2 W d g y W W 8 ii 1 ^ � �� ����'NOM. PIPE SIZE u-'� I--1 ` ��� � > y il. ep V METAL SI FASTENED 12" MIN. I A ��1 SECURELY TO POST :7, W P- D 0 V " 1'-I« W P1 N 2p� DCO�M�EIECRAPPED STEEL SEC IDETAIL NO. 203) d r1/ .., 11....---- `� ACCESSIBLE PARKING SPACE F 1111!792111111, STREET PLUG OR UNDISTURBED -f EDGE OF PAVEMENT I@ • 1� Tt!' T ya ±RNDS p x 10 1 ( RI \.. r i . t t,w ,tor.. tyl 1 r al',r- 1 d r d y y iu • ` • '��1 I:i rf�;*>;° ,-I r1-.La{�Ii il'Il I,.4 rt 4' 'il�"l1 I t-ftf w 0, N.•lJjf1{ tl, ( A..,.1":. C �i?,.y , !I I ! H> 1 y s �'-o" M o 6 1 V In 11111.{ )M1J. kla-� :t,!_ ��' ,�D"MIN. 17gtlzt�lr .A \ / J } \N , < n I .. ADA PARKING SIGN /`�` P. W 1 3/4" - 1'-0" ADA SIGN T�// Ar y I-I -I.. •- \ qq• ���y�, �;1'-O"MIN. i�/ > b R • > Y UNDISTURBED -R. ce I-a . EARTH •I i W i S° -•-2'-0"-••-al k8" 10'-0� - • MJ GATE VALVE AND - V a v VALVE BOX COMPLETE '' N PLAN r9 8 iv< (l) .9 -.2 1.9 -•I 1 Q • .D -,t 0 " DETAIL No. TECHNICAL GUIDANCE HANDBOOK Sediment Fence C U"„' ... ;, COLLAR THRUST BLOCK TusLUaVtlleylf�larDlt+triD! ` 200 J Detail Drawing 3-2 Mt wrnuimc+as.w.= OPAww.o DU PLOT It UAweuT ..."---."'.......".� EXISTING DRIVEWAY - • • MATCH WIDTH & GRADE lYOrACIND ■ EXISTING PAVEMENT DIG OUT REPAIR SAW CUT OR GRINDING TaSyL MATCH OES1N0 MAiEI•AL CP AS b DIRECTED SASE MAMMAL - SEE NOTE 4 ~ C) T1VARIES ' .t..;,,•'' , J 3$ ' jala ; SEE NOTE 3 W LLI WI_'- J at 13 � ,...SEE .,/ ` I °g�i °� O M 5' MIN 2% SEE NOTE 2 NOTE 3 2%i SIDEWALK �•LANDSCAPED U)W 3 AB AGGREGATE BASEROCK al 1° 1I I/r R c DR"MCAST W W _ _ ELF* EPDXY MONO AOENT L,;. COMPACTED suecRADE 1 J ? '':e,•.'•., 8 _ co ( 30' MAX L 8 I < O ` 10' MIN LOCAL STREETS: '' ELAM — AC - 6" CLASS "C" ASPHALTIC CONCRETE, En AB - 4" (1-1/2" - 0") AGGREGATE BASEROCK ; a 3/4" R/W e. OR 1, AC - 6" CLASS "C" ASPHALTIC CONCRETE I't3 a I 2% fi" I MINOR COLLECTOR STREETS: rMN ( �a MAN 1 ®� f WHEEL STOP ® CURB • AC - 7" ASPHALTIC CONCRETE, CU1 E OK ME GL ',..,,,t , I .I. .., I i .r-a^ WHEEL RCP 1 v t `+ 2' OF AGGREGATE .•o.-.,?' 11.;1.01. J 1=f LL, 1b (3/4"-O") COMPACTED AB - 4" (1-1/2' - 0") AGGREGATE BASEROCK 31 I :r_,I'�.L...� 6' X 6' 10 GA MESH oR ? SECTION A—A SEE NOTE NO. 4 AC - 9" CLASS "C" ASPHALTIC CONCRETE ,'`: MAJOR COLLECTOR STREETS: NOTES: AC - G" CLASS "C" ASPHALTIC CONCRETE, TRENCH r01NDATICN /"' 1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PSI AFTER 26 DAYS. AB - a" (1-1/2" - 0") AGGREGATE BASEROCK srA/uZAKCH•AS uOJAW 2. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2" RADIUS ALONG BACK OF CURB. gO/ NOTES: 3. EXPANSION &CONTRACTION JOINTS SHALL BE 1/2" PREMOLDED ASPHALT IMPREGNATED vrCU.tn7;7, `•cuss"C AC NOTE: MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE. fy",^!'�";l� 1. JOINTS TO SE TACK AND SANDED. }gig�;l 2"Or 3/4"-O"MINUS 1. SURFACING OF PAVED AREAS SHALL COMPLY WITH STREET CUT STANDARD DRAWING. 4. 6" X 8" 10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. t'' 'ar'\_ 2. ASPHALT PLACED IN MAX.3'UFTS EACH COMPACTED TO 02%MIN. 2. JOINTS TO BE TACK AND SANDED, E;i;};E; IV Or •-• MOWS 3, SAWCUT SHALL BE TAC COATED WITH SITUMINUS ASPHALT EMULSION, 3. SAWCUT SHALL BE TACK COATED WITH BITUMINUS ASPHALT EMULSION. W I .. ',.. .._cOMPAC1TD%1 AOC MN-TOO) \� a .1111013.mum.rr.NMI NO SCALE AWRI OYENAN NO SCALE o.w OW •e°m°.w NO 7CALE MACY NO. EY-111.01 ($501 PLO DOPMI.AT PAVEMENT DIG—OUT MK..IxoANT°IR TRENCH owD.No. O1°'m°p°DA"11101 ,,,°.,r, STANDARD DRIVEWAY Dlq,NO, auvaranLE Y ,�„SC =LAN W.t t CNY.OIf., um a_ il'I..1.° saw at NNL.M ' ' „« MAACN I•oS AND REPAIR OTT o'iwwm 1p4° MASON INS BACKFILL 1 80 aT;•° ` "MO.'° yn, w/CURB—TIGHT SIDEWALK 1,42 LIGHT TRUCK PAVEMENT SECTION n cm Oi IWO SHEET 6 �� Z. 18"MIN. 24 SIDEWALK ADJACENT TO STANDARD VALVE BOX z TToDP \\\\\\\\\\\\-..--V-0" Z g dill 11 li..:' BOTTOM 6 VALVE RISER (TIP.OF TWO) W a -r-I- ! COMPLETE-- 8'-0" A' , s g1111 .. s SIDEWALK Z 2 18' MINI. BREAK FLANGE �1.. I: d MIN. f FACE OF CUR W \\. I \\\��\ ,G, , :SH©GRADE p/vvGv�vAy p,a/ � §� :. ;��,,, h 'h p � 4 MAX In / Fr..J....... \ ,, Vii; ! DRAIN ROCK POCKET \�4G�\��\G'\�/i/\\lG i,..,' %\ ....' ' #.W /� xA4 I,4 CU. PT.MIN. , ""°"'"a 4;x7L' TUBING PRIMED & PAINTED AL [[ 1 . 4> '1,. x_ 0, 0"DUCTILE IRON PIPE I 1 .. T HAN R M UG■ NOM. 2 INCH DIA. BENT METAL ii u 1 M , r 2'IRON BODY GATE 7 ■�\ y;x: ..... ..... ................ .................. ,,. I� VALVE WITH 2" % .I SWEAADA TO APT COPPER niu\\�'1. .. , v >. OPERATING NUT I I. V\ ;1� 6`MEGALUG RETAINER `'S\v.\�\ '/ GLAND(EBAA IRON) 6"GATE VALVE w 2'x 1'-0"BRASS I; 2"COPPER TUBING �� • CONCRETE PIER T•i: �•� BLOCK FLG.x N.J. tf' NIPPLE \( •) M.J, x 0"FLO.TEE g v SEE NOTE No. 1 )T'... �! R... k CY `. THRUST BLOCK Tt r A",,,:),'".. I/ '��_ '$I it pR Y" t +�`"''";f"" yi Z'ELL COPPER `!J P tom. `J, pi: SIDEWALK WITH PLANTER 5 ls, ,,, ,o; x s '' /''''''y°5. SUP = ,: STRIP AT CURB 1e`MIN. /. "' i\i/'vi ' eV ` 7, ..; • '''V/ 24"MA% /1\J �� �/j ��!/�O \VI\�1�/'i ZD 4QY \\�1\{,�%,\\q-T •"ADAPTER COPPER rXt.. -0\ SIDEWALK 3"yIN• BREAK FLANGE -ICAL COLLAR BLACK CONCRETE PIER GARAGE FLOOR \�\- r 8"MAx. SWEAT TO MIPr WELDED TO BOTTOM OF BIKE TE \1 SEE DETAIL 200 BLOCK RACK POSTS ��/�`,�, - ��I \ �I%\- 2"TAPPED Ter �" A\S/I ,,k A y,Vf Ian•{'? M,.{,,,,,j,j MON JOINT PLUG OR •K r`r)'4,A."' 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W a = Doa,0 a 2 yam, WATER OUAUTY BIOSWALE (SEEDING N ACCORDANCE WITH NOTES) SCALE I".2' .` SWALE BOTTOM 2" x 2" STEEL �7 1......___I _ POSTS AT DRIPLINE mm�G .' �� _ RISER ROCK ••�••11•• t I�•1 �• !` L la ). < I{.:::I:::::aII`r jII( 1 f4f( j If j 7I)2"-]/4"SIZE �:I:I:::I• I �•P�•i• •� 1 I m I••I•�I'•I'I' ° i.`.I.........6..i...f.;j::::::m: : FENCING TO BE REMOVED 2.0"-S`DEEP I"i y 12 INCHES OF TOPSOIL D — \,--7-'s"Y • '1, UNDER CITY OR ARBORIST'S yl SMALL BE PLACED THROUGHOUT IN I I DIRECTION FOR IMPROVEMENTS THE WATER OUAUTY TRACT SNOW FENCE ROLLS MATERIAL PROTECT ROOTS F WIDE FRONT VIEW AND TRUNK , YARIOS 9.4" S' 2'fi" VARIER NTS i ;1. �� TREE PROTECTION FENCE �� A•,.-PRO,' - _ -._�. __}} � PROTECTION DETAIL �•id C� - r 'GIST UPLAND MAX •2,y4)_.1(• • MIX• MIX SLOPE MAX AI 'I`I'U' MIX 2.5: SLOPE UP TO 211 SIDE SLOPE MAX CUT OR FILL N a . 1PROIIQI NO, 27-112.01 OMYMNOPR.E WELXMS•EE.DWO SHEET 7 IN THE i,,JNICIPAL COURT OF THE CITY G. IGARD COUNTY OF WASHINGTON - STATE OF OREGON AFFIDAVIT OF SERVICE CITY OF TIGARD, ) Plaintiff, ) v. ) Case number: CE02004-00069 Ed and Jill Christensen Respondent. ) Docket number: 2004-37730 STATE OF OREGON ) ss: County of Washington ) I hereby certify that, at 4:00PM on February 12, 2004 a Summons and Complaint upon the respondent(s) named below regarding the above stated case, "City of Tigard vs. Ed and Jill Christensen", was served via X certified mail X first class mail hand delivery to RESPONDENT'S NAME: Ed and Jill Christensen ADDRESS WHERE SERVICE WAS MADE: 293 SW Cervantes Lake Oswego, OR 97035 And 8000 SW Pfaffle Street Tigard, OR 97223 February 12, 2004 Mathew Scheidegger, Associate Planner Date Subscribed and sworn to before me in the State of Oregon, in Washington County, on this day of Court Clerk or Notary Public, my commission expires CITY OF TIGARD WASHINGTON COUNTY, OREGON UNIFORM INFRACTION STATEMENT OF FACTS Ed and Jill Christensen 293 SW Cervantes CIVIL INFRACTION Lake Oswego, OR 97035 8000 SW Pfaffle Street Case No.: CE02004-00069 Tigard, OR 97223 Docket No.: 2004-37730 Hearings Officer: Michael O'Brien Date Prepared: 02-12-04 The facts and circumstances surrounding the alleged infraction/s have occurred and continued since January 21st 2004 at 8000 SW Pfaffle Street, Tigard, Oregon in Washington County. I am an Associate Planner for the City of Tigard and shall be referred to by title and also as I. Ed and Jill Christensen, representatives and owners, of the subject property shall hereby be referred to as Respondent or He / She. The details are as follows: "Use" according to the Tigard Development Code means, "the purpose for which land or a structure is designed, arranged or intended, or for which it is occupied or maintained." The structure located at 8000 SW Pfaffle Street is a single-family residence. The respondents have been using the single-family residence as an office since at least 1999; however, the respondents have only been paying the required business tax since January 1st 2002. In 1999, the respondents were verbally informed that land use approval was needed to convert the residence into a commercial property. On February 9th, 1999 a pre-application conference was held with the respondents for converting the subject property from a single-family home to a 23,940 square foot office building. The respondents submitted an application on October 7th, 1999. An approved decision to change the use from single-family residential to commercial office was issued on July 6th, 2001 and became effective on July 21st, 2001. The respondents' approval was valid for a period of 18 months. The site development review approval becomes invalid if, "substantial construction of the approved plan has not begun within a one-and-one-half years period; or construction on the site is a departure from the approved plan." Therefore, the original expiration date was January 21st 2003. The respondents applied for a one year extension on December 2nd 2002. The respondents' extension was approved. Therefore, SDR1999-00024's expiration date was now January 21st 2004. According to the respondent's ar addressing the extension criteri Instruction was intended to commence by the summer of 2003. As of January 21st 2004 no construction on the subject property has begun and SDR 1999-00024 has expired. Since the expiration of SDR1999-00024 the respondents' are still operating a business from the single-family home. »»»»»»»»»»»»»»>CO N C LU S I O N»»»»»»»»»»»»»»»»> Based on a review of the foregoing and upon my knowledge and experience, it is my belief that: a.) there is sufficient evidence to support the issuance of a summons and complaint in this matter to be filed with the Tigard Municipal Court, and b.) It is in the best interests of the City to proceed with doing so. February 12, 2004 Mathew Scheidegger, Associate Planner Date CITY OF TIGARD WASHINGTON COUNTY, OREGON UNIFORM INFRACTION SUMMONS TO: Ed and Jill Christensen CIVIL INFRACTION HEARING 293 SW Cervantes Case No.: CEO2004-00069 Lake Oswego, OR 97035 Docket No.: 2004-37730 Hearings Officer: Michael O'Brien 8000 SW Pfaff le Street Date of Summons: February 12, 2004 Tigard, OR 97223 Court Date: 03-03-04 Time of Hearing: 2:30 PM You have been charged with the following infraction(s): Operating a business from a single-family home with no land-use approval. Occurring at the following address(s) or location(s): 8000 SW Pfaff le Street, Tigard. These are Class 1 infractions with a maximum possible civil penalty of$250 per day, per violation. The levied fine will accrue daily until the violation has been rectified to Code specifications. A hearing has been scheduled on March 3rd, 2004 at 2:30 p.m. in the Town Hall Room of the Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. If you or your representative fails to appear,the first appearance will be convened in your absence. A default judgment shall be entered and civil penalties may be imposed against you. You have the right to counsel at your own expense (please notify the Court Manager at least five (5) working days prior to scheduled court date if appearing with an attorney),the right to bring any witnesses or supporting documents, and the right to cross-examine adverse witnesses. You have the right to compulsory process for the production of your witnesses. If the Hearings Officer finds that you have committed the above noted infraction(s), you may be charged a civil penalty, costs, and witness fees, if any. »»»»»»»»»»»»>IMPORTANT NOTICE»»»»»»»»»»> This Summons and the enclosed Complaint have been filed with the Tigard Municipal Civil Infractions Court. Failure to comply with the instructions in this Summons may result in a default judgment being entered against you in favor of the City of Tigard. An unpaid civil infraction penalty can result in a lien against the property on which this infraction occurred, and an additional civil penalty may be imposed for any failure to comply with a judgment order filed with the court. CITY OF TIGARD WASHINGTON COUNTY, OREGON UNIFORM INFRACTION COMPLAINT STATE OF OREGON ] CIVIL INFRACTION HEARING County of Washington ] Case No. CE02004-00069 City of Tigard ] Docket No. 2004-37730 The undersigned City of Tigard Associate Planner certifies and says that since, January 21, 2004 and on every day thereafter, until the present, NAME/BUSINESS: Ed and Jill Christensen ADDRESS: 293 SW Cervantes CITY, STATE, ZIP: Lake Oswego, OR 97035 did unlawfully and in violation of Title 18.360.020 Applicability of Provisions, of the Tigard Development Code, did permit to be committed, the violation(s) as follows: Operating a business from a single-family home with no land-use approval. at the following address(s) or location(s): 8000 SW Pfaffle Street Tigard Oregon 97223 . I certify, under penalty provided by ordinance and state law, I have reasonable grounds and do believe the above person committed, or permitted to be committed, the above violation. A civil complaint has been filed with the civil infraction hearings officer in this matter. February 12,2004 Mathew Scheidegger, Associate Planner Date Complaint Was Issued MEMORANDUM CITY OF TIGARD, OREGON • -'f J TO: Jim Hendryx FROM: Mathew Scheidegger DATE: March 9, 2004 SUBJECT: Ed Christensen • The structure located at 8000 SW Pfaffle Street is a single-family residence. • Mr. Christensen has been paying the required business tax since January 1st 2002. • On February 9th, 1999 a pre-application conference was held with the Christensen's for converting the subject property from a single-family home to a 23,940 square foot office building. • Mr. Christensen submitted an application on October 7th, 1999. • An incompleteness letter was sent on December 28, 1999 (Mr. Christensen waived the 30-day completeness review period). • The application was not deemed complete until April 6th 2001. • An approved decision to change the use from single-family residential to commercial office was issued on July 6th, 2001 and became effective on July 21st, 2001. • Mr. Christensen's approval was valid for a period of 18 months. The site development review approval becomes invalid if, "substantial construction of the approved plan has not begun within a one-and-one-half year's period; or construction on the site is a departure from the approved plan." Therefore, the original expiration date was January 21st 2003. • Mr. Christensen applied for a one year extension on December 2nd 2002. The Tigard Development Code only allows one extension. • The extension was approved. Therefore, SDR1999-00024's expiration date was now January 21st 2004. • According to Mr. Christensen's letter addressing the extension criteria, construction was intended to commence by the summer of 2003. • As of January 21st 2004 no construction on the subject property has begun and SDR 1999-00024 has expired. • Since the expiration of SDR1999-00024 Mr. Christensen is still operating a business from the single-family home. • There is no basis for operating a business on a parcel without compliance with the applicable standards of the development code. • A summons and complaint was issued on February 12th 2004. • Mr. Christensen appeared in court on March 3`d and pled not guilty. CITY OF TIGARD WASHINGTON COUNTY, OREGON UNIFORM INFRACTION SUMMONS TO: Ed and Jill Christensen CIVIL INFRACTION FIRST APPEARANCE 293 SW Cervantes Case No.: CE02004-00069 Lake Oswego, OR 97035 Docket No.: 2004-37730 Hearings Officer: Michael O'Brien 8000 SW Pfaff le Street Date of Summons: 03-12-04 Tigard, OR 97223 Court Date of First Appearance: 03-03-04, Time of First Appearance: 2:30 PM »»»»»»> PLEASE CHECK THE APPROPRIATE LINE »»»»»»» I ADMIT to committing the infraction(s) as charged. I understand that if the violation(s) noted herein are not corrected immediately, the penalties will continue to accrue until the issue is resolved. The civil penalties incurred as of January 21nd 2004 total $4,500. The City will recommend a civil penalty of $ 2,500 if the violations are ceased immediately, the penalty is paid, and this admission is signed. l have signed and dated this form at the bottom. Enclosed is my payment for civil penalties of$ I ADMIT committing the infraction(s) as charged, however I do not agree to the civil penalties assigned and request a penalty hearing only. I understand that if the violation(s) noted herein are not corrected immediately, the penalties will continue to accrue until the issue is resolved. I have signed and dated this form at the bottom. I DENY committing the infraction(s) as charged. This denial is to be considered a request for a hearing. I understand that if found in violation as noted herein, the penalties will continue to accrue as noted until the issue is resolved. In denying the infraction(s), I agree to and am thereby returning this form, signed and dated at the bottom, to the City. Civil Infractions Hearing Officer Tigard Municipal Court 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171 SIGNATURE OF DEFENDANT DATE MEMORANDUM CITY OF TIGARD, OREGON TO: City Council FROM: Mathew Scheidegger DATE: March 18, 2004 SUBJECT: Ed Christensen Memo (Revised) In the Ed Christensen memo dated March 09, 2004, the statement was made that Mr. Christensen had been unlawfully operating a commercial business from a single-family residence since at least 1999. The earliest documentation of Mr. Christensen operating his business from 8000 SW Pfaff le Street is January 1st 2002. Therefore, Mr. Christensen has only been in violation of Tigard's Development Code for two years instead of four years. MEMORANDUM TO: Judge O'Brien 1I FROM: Mathew Scheidegger RE: 8000 SW Pfaffle Street DATE: May 27, 2004 Attached is the documentation requested at the hearing dated May 20th 2004. The documents are, activity listing of Mr. Christensen's land use case, business tax, a copy of the land-use report and a copy of the conditions of approval. c. Ed Christensen 8000 SW Pfaffle St. Tigard, OR 97223 • aOOh-3OOOq July 28,2005 kar�q�uyp��'�III3�I Ed and Jill Christensen CITY OF TIGARD 293 SW Cervantes Lake Oswego, OR 97035 OREGON Mathew Scheidegger City of Tigard 13125 SW Hall blvd Tigard, OR 97223 RE: City v. Christensen No. 2004-0037730 Greetings: The above matter was set for a final compliance review hearing on May 27, 2005. No representative of the City of Tigard("City")appeared,nor did the City offer any written submissions or requests for a setover. Respondents appeared in person and submitted copies of a notice of approval dated May 16, 2005, for the Site Development Review process. In a letter dated June 8,2005, Matthew Scheidegger,Associate Planner for the City, requested that the court vacate any adverse judgment or order in this matter and set another final compliance hearing. Mr. Scheidegger asserted the following factual grounds for his request: "I failed to appear at the May 27th 2005 compliance hearing due to an oversight in the hearing date. It was my understanding that the compliance hearing was set for the following Friday, June 3d 2005. Therefore, I was absent from the office that day due to personal obligations." In support of its claim for relief,the City relies on ORS 153.105,which provides that"the court may relieve a defendant from [a]judgment upon a showing that the failure of the defendant to appear was due to mistake, inadvertence, surprise or excusable neglect." The records of the court show that respondents also failed to appear for a hearing on August 11, 2004. As a result of their failure to appear,the court entered a civil penalty and judgment in favor of the City of Tigard in the sum of$21,250.00 and continued to monitor compliance through the pending land-use process. The City has not objected to the periodic reviews of compliance that have been scheduled by the court since the original contested-case hearing. While both parties have failed to appear at two different hearings,the situation of the parties is not comparable. As petitioner,the City has the burden to carry the case forward to a conclusion and its representatives have a clear duty to comply with all subpoenas issued by the court. According to the records of the court, a subpoena was issued to Mr. Scheidegger on March 28, 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 2005, commanding him to appear for the "Final Compliance Review"hearing scheduled for "3:30 p.m. on Friday, May 27, 2005." There is no indication in the court file that any hearing was ever scheduled for June 3,2005, as suggested by Mr. Scheidegger in his letter of June 8w, or that a notice or subpoena was issued with regard to that date. Rule 55 G of the Oregon Rules of Civil Procedure provides as follows: "Disobedience to a subpoena or a refusal to be sworn or answer as a witness may be punished as contempt by a court before whom the action is pending or by the judge or justice issuing the subpoena. Upon hearing or trial, if the witness is a party and disobeys a subpoena or refuses to be sworn or answer as a witness, such party's complaint, answer, or reply may be stricken. Based on the foregoing,the City's request to reschedule the Final Compliance hearing is hereby denied. However, it would be excessively harsh,and contrary to the public interest,to impose the ultimate statutory remedy of striking the City's complaint. The Court will instead devise a remedy that is consistent with the evidence received from both parties to date. While the City may have compelling arguments to support the imposition of substantial penalties despite respondent's efforts at compliance, it has failed to make those arguments in a timely or effective manner. The Court therefore finds that the public interest will be best served by promoting timely completion of the public improvements mandated through the Site Development Review process. The court will enter an amended order and judgment consistent with the facts and legal propositions described above. Sincerely, Michael J. O'Brie Civil Infractions Hearings Officer IN THE MUNICIPAL COURT OF THE CITY OF TIGARD WASHINGTON COUNTY, STATE OF OREGON CITY OF TIGARD, ) ) Case No. 2004-0037730 Petitioner, ) Citation No. 0004-69 v. ) ) AMENDED FINDINGS, OPINION, ED and JILL CHRISTENSEN, ) ORDER AND JUDGMENT Respondent. ) The above matter came on regularly for a contested-case hearing on April 15, 2004, and for compliance review on November 5, 2004, at which time the court entered an Order and Judgment imposing penalties and requiring respondents to bring the property into full compliance with the Tigard Municipal Code ("TMC"). A final compliance review hearing was conducted on May 27, 2005. Respondents appeared in person; the City failed to appear. Based on the evidence received at hearing and during prior compliance reviews, the court hereby enters the following Amended Findings of Fact, Conclusions of Law, Opinion, Judgment and Order. AMENDED FINDINGS OF FACT 1. The subject property is a single-family residence located at 8000 Pfaffle Street in the City of Tigard, Washington County, State of Oregon. 2. On October 7, 1999, respondents submitted an application (SDR 1999-00024) to the City for approval to convert their residence into a commercial property, 3. On July 6, 2001, the City approved respondents' application. The approval was valid for a period of 18 months and expired on January 21, 2003. 4. Respondents sought and received a one-year extension on December 2, 2002. That approval expired on January 21, 2004, and no further extensions were requested. 5. A Uniform Infraction Complaint was filed on February 12, 2004. 6. At all relevant times, respondents operated a business from the subject property. 7. On or about May 16, 2005, the City approved respondents' request for Site Development Review on their proposal to "convert an existing 1,925 square foot residential house into a professional office building on a .66 acres site" in a designate Professional/Administrative (C-P) zoning district. The approval contained numerous conditions, including substantial public improvements, that must be fulfilled before a Site/Building Permit would be issued. No appeal was filed prior to the stated deadline of May 31, 2005. 8. Since the complaint in this matter was filed, respondents have made consistent, good- faith efforts to bring the subject premises into full compliance with the Tigard Municipal Code ("TMC"). To a substantial degree, many of the delays in achieving compliance were attributable to inherent delays in the administrative process. CONCLUSIONS OF LAW 1. The City has proven the allegations against respondent by a preponderance of the evidence. Respondents operated a business from a single-family home located at 8000 Page 1 — AMENDED FINDINGS, CONCLUSIONS OF LAW, ORDER AND JUDGMENT • r Pfaffle Street with no land-use approval in violation of Section(s) 18.360.020(A) of the Tigard Municipal Code ("TMC"), as alleged in the complaint. 2. Respondents have acted in good faith to achieve compliance since the filing of the complaint in February, 2004. OPINION Following the contested-case hearing on April 15, 2004, the court found in favor of the City and suspended imposition of a civil penalty and judgment in the sum of $21,250.00 on condition that respondent timely comply with all relevant provisions of the TMC. The calculation of the suspended penalty was based on 85 days of continuous violations from January 21, 2004 to the date of hearing, at $250.00 per day for a Class 1 violation. The City also sought and received a court order compelling compliance. In order to monitor and promote full compliance prior to imposing any final penalties, the matter was scheduled for regular review hearings, of which the most recent was conducted on May 27, 2005. Respondents appeared in person, but no representative from the City appeared and the City did not offer any written submissions. It appears from the record that respondent made diligent and good faith attempts to bring the subject property into compliance by initiating the Site Development Review process and obtaining approval, with substantial conditions, on May 16, 2005. ORDER AND JUDGMENT Based on the extent of compliance noted above and the City's failure to appear and state a position at the final compliance hearing conducted on May 27, 2005, the court hereby suspends one-half of the civil penalty and judgment previously imposed in this matter, leaving a judgment balance of$10,625.00 due and payable. However, that judgment balance shall be offset by the following: 1. The $250.00 bond posted by respondents on November 12, 2004; and, 2. Any public improvements completed by respondents prior to December 31, 2005, as required by the City in its notice of approval dated May 16, 2005. Respondents shall submit evidence to support any claimed offsets no later than December 31 , 2005. If there is a dispute as to the amount of such offsets, either party may request a hearing in writing. Any portion of the penalty not subject to an offset shall be due and payable on December 31, 3005. Repeat offenses within a 24-month period may subject the violator to double or quadruple penalties under TMC Section 1.16.415. MONEY JUDGMENT (Civil Penalty) 1. Judgment Creditor/Obligee: CITY OF TIGARD, OREGON 2. Attorney for Judgment Creditor/Obligee: None. 3. Judgment Debtors/Obligors: ED CHRISTENSEN and JILL CHRISTENSEN 4. Attorney for Debtor/Obligor: Larry J. Blake, Jr. OSB 87172 5. Judgment amount/Periodic Payments: $10,625.00, to be offset by respondents' $250 bond and any payments made for public improvements on the subject property prior to December 31, 2005. 6. Prejudgment interest: None. 7. Attorney fees awarded: None. Page 2 — AMENDED FINDINGS, CONCLUSIONS OF LAW, ORDER AND JUDGMENT • 8. Costs awarded: None. 9. Postjudgment interest: Statutory DATED this 28th day of July, 2005. Michael J. O'Brien Civil Infractions He gs Officer True copies mailed and/or personally served on respondent on on Code Compliance on By , Court Staff Page 3 — AMENDED FINDINGS, CONCLUSIONS OF LAW, ORDER AND JUDGMENT 'IV�'IIIii'j�� November 22, 2005 CITY OF TIGARD OREGON Matt Scheidegger City of Tigard Re: City of Tigard v Ed & Jill Christensen, Case Number: 2004-37730 Greetings: Based on my review of the file in the above matter, including respondents' letter of November 1st, I offer the following clarification of the court's order dated July 28, 2005: 1. Any timelines imposed by statute, ordinance or the City's Notice of Type II Decision supersede the timelines established by court order. 2. If respondents fail to comply with any timelines established by statute, ordinance or the City's Notice, the court may deem such a failure to be a violation of the court's order. If there is any dispute on the issue of timely compliance, either party may request a hearing in writing. The burden at hearing shall be on respondents to demonstrate that they are not in violation of those timelines. 3. As to any offset for the cost of dedicating a six-foot right-of-way, the court order provides as follows: "Respondents shall submit evidence to support any claimed offsets no later than December 31, 2005. If there is a dispute as to the amount of such offsets, either party may request a hearing in writing." If a claimed offset is deemed to be a "public improvement" by law or by the City in its Notice of Type II Decision, respondents shall be given an appropriate credit. If respondents wish to claim such an offset for any public improvements, they must follow the procedures established in the prior order. The court will not speculate as to the validity or amount of any prospective offsets for public improvements. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 The parties are reminded that the court will not consider any written communication until the other party has received a complete copy of that communication. Sincerely, Michael J. O'Br Civil Infractions Hearings Officer c: Ed & Jill Christensen November 22, 2005 CITY OF TIGARD OREGON ED & JILL CHRISTENSEN 293 SW CERVANTES LAKE OSWEGO, OR 97035 ED & JILL CHRISTENSEN 1978 EGAN WAY LAKE OSWEGO, OR 97034 Re: City of Tigard v Ed & Jill Christensen, Case Number: 2004-37730 Greetings: Based on my review of the file in the above matter, including respondents' letter of November 1st, I offer the following clarification of the court's order dated July 28, 2005: 1. Any timelines imposed by statute, ordinance or the City's Notice of Type II Decision supersede the timelines established by court order. 2. If respondents fail to comply with any timelines established by statute, ordinance or the City's Notice, the court may deem such a failure to be a violation of the court's order. If there is any dispute on the issue of timely compliance, either party may request a hearing in writing. The burden at hearing shall be on respondents to demonstrate that they are not in violation of those timelines. 3. As to any offset for the cost of dedicating a six-foot right-of-way, the court order provides as follows: "Respondents shall submit evidence to support any claimed offsets no later than December 31, 2005. If there is a dispute as to the amount of such offsets, either party may request a hearing in writing." If a claimed offset is deemed to be a "public improvement" by law or by the City in its Notice of Type I I Decision, respondents shall be given an appropriate credit. If respondents wish to claim such an offset for any public improvements, they must follow the procedures established in the prior order. The court will not speculate as to the validity or amount of any prospective offsets for public improvements. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 • The parties are reminded that the court will not consider any written communication until the other party has received a complete copy of that communication. Sincerely, Michael J. O'Br' Civil Infractions earings Officer c: Matt Scheidegger-City of Tigard • 1 January 5, 2006 CITY OF TIGARD Michael J. O'Brien OREGON Civil Infractions Hearings Officer City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Case No. 2004-0037730 CN.: 004-00069 8000 SW Pfaffle Dear Judge O'Brien: This letter is in regard to Mr. Christensen's letter dated December 29, 2005 that indicates the City of Tigard approved a Public Facility permit on November 30, 2005. To date, no Public Facilities permit has been issued to Mr. Christensen. Condition one of Mr. Christensen's land-use file (SDR2004-00009) states, "No occupancy of the premises will be allowed until conditions of approval are met and a certificate of occupancy has been issued. Occupancy may be continued only with compliance with condition #17." According to condition #17 of the land-use decision, the applicant must obtain a public facilities permit within six months of the decision. Mr. Christensen's land-use case was approved on May 16, 2005 and became effective on June 1, 2005. Therefore, Mr. Christensen was to obtain the Public Facilities permit by December 1, 2005. The fact that Mr. Christensen can not obtain a bond for the public facilities has no bearing on the conditions of approval of the land-use decision. Mr. Christensen was allowed six months to obtain the public facilities permit; however, no application for a permit was submitted until September 28, 2005, approximately four months after the decision was final. Based on the information above and the time and effort spent by the City of Tigard, the City hereby requests that full penalties of previous verdicts issued by Judge O'Brien be imposed in addition to the required $250 dollar fine for every day that Mr. Christensen has occupied the building located at 8000 SW Pfaff le Street after December 1, 2005. The City also requests immediate vacation of the premises. Sincerely, dell■ ee, C..� Richard H. Bewersdo Planning Manager 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 W E L K I N December 29, 2005 JO: 97-112.01 " ` -- Michael J. O'Brien ENGINEERING, P.C . Civil Infractions Hearings Officer City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Case No. 2004-0037730 CN.: 004-00069 8000 SW PFAFFLE STREET Dear Judge O'Brien: Per the "Amended Findings,Opinion,Order and Judgement"regarding 8000 SW Pfaffle Street in Tigard, we are submitting this Judgement offset for the Public Improvements as requested. The Public Improvement offsets for this Judgement are: 1. Right-Of-Way Dedication - Right-of-way dedication on TL 500 of 6' * 130.03' * $15/sf(value set by City of Tigard- see note 1)= $11,702.70,plus a Right-of-way dedication on TL 401 of 5' * 100' * $15/sf= $ 7,500. The total consideration for the right-of-way dedicated is: $19,202.70 2. Fees Paid for the Public Facilities Permit- A. Initial Public Facility Plan Review Fee: $ 300.00 B. Final Public Facility Plan Review Fee: $ 1307.90 C. Verizon Facilities Relocation Design Fee: $ 500.00 Total: $ 2107.90 3. Construction Document Preparation: A. Engineering for Public Facilities Permit: $10,132.80 B. Consulting Arborist: $ 1,100.00 Total: $11,132.80 Total Consideration To Date Required by Tigard To Date: $32,443.40 The sum of$32,443.40 exceeds the required Judgement amount of$10,625.00, by$22,068.40 including the $250 bond fee. The city finally approved the Public Facility permit for issuance on November 30, 2005 after significant changes to the"Conditions of Approval". Since that time we have been trying to obtain a Performance Bond to start construction. The construction cost bond amount is $31,300 for the Public Facility. The Bond is submitted pending approval by the Bonding Company. 8000 SW PFAFFLE ST. PORTLAND, OR 97223 (503) 598-1866, F(503) 598-1868 WELKINPC @COMCAST.NET 6'4 ca- Because, we do not know whim. the city will accept in relation to the Total Consideration on this project, I am presenting you with a copy of a Cashiers Check to the City of Tigard in the amount of: $7,167.10 to serve as a good faith effort towards our project construction. This amount represents a portion of the work to be constructed as soon as we obtain the Public Facility Bond. The$7,167.10 is the remainder from the required Judgement amount of$10,625.00, minus payments to the city and Verizon for$2,107.90 and$1,100.00 to the arborist consultant required for plan approval. Thank you for your time. If you should have any questions regarding this matter, please call me at 598-1866. Sincerely, Wejnnin n: PC Ed Chris ens• •. . Cc: Jill Christensen Fred Cann Enclosures Note: The Right-of-way dedication was valued at$12,600 ($15/sf),as stated by city staff in the Staff Reporton page 25/28 last paragraph, 6th line down. 8000 SW PFAFFLE ST. PORTLAND, OR 97223 (503) 598-1866, F(503) 598-1868 WELKINPC @COMCAST.NET OLOGRAM HOLOGRAM - HOLOGRAM HOLOGRAM HOLOGRAM HOLOGRAM HOLOGRAM HOLOGRAM HOL, FOIL-STRIP FOIL STRIP :.....:FrOIL STRIP FOIL STRIP FOIL STRIP FOIL STRIP - FOIL STRIP - FOIL STRIP HOLOGRAM HOLOGRAM - 'HOLOGRAM - HOLOGRAM - - HOLOGRAM HOLOGRAM - HOLOGRAM HOLOGRAM Lake Oswego Office Mink". 17437 SW Scones Ferry Rd.#100 002129 Lake Oswego,OR 97035 REMITTER ae4e3/1 ED CHRISTENSEN I STENSEN DATED�'c a�rn h m° 30, 2�:Jt"1g . F'AYTO`THE **CITY OF TIGARD*** 7,1+�r�..'G�t.•.•. iORDER OF PAY eXACTL#0 ' ",1 DO1... . T —DOL.ARE 8 IP ' ICASHIER'S CHECK AUTHORIZED lRaPMTU1R ,..",..s$,, r.,i1,,T.:* „*.trte ir41,x'S;"Elk.*.."n eveztliz.."441 4.,,Itil ii44," Is% * am. , . .,. ,. ., , ,A..-*....... 'tit° 1 . y . ,,,,111-if. . „,'S .,.,':' �, .4`,v4' k� - 4,i'>;,41 A, ' ., Y 44, * rw , A4 . 8v y - a• '` 1'T � fe fi'• ►i k _'. P ..s yaeF< ;Y} , ,�,, u.. J G. TY FL.)r- t-k c_ esQ-K D PA,127-71,4 Cc-kJ r ?e4`.t',A,t,t_•`S-T" }'-s2 ( tac r� 0. -'C= • S tT_ ()Jee.,K . W - iz JZ- (4-c:.L. D t I`3 } C S et-t--.Z_e_ C.< 2. W[C..C... O t-`} IT 1-1 t I uJ l-} A‘.1--z v J (2—. i-F C 6U R -�-- 1 J/" .C l D S . - 1 N-3 "1-0s I"L t !t I"l.<'t___ u,.. A 2,tZ Fv R s v I A 2 a C... t -i- .j c®C__ 6,0-S Fat 4 3 1) c - --.5-R___ 'etc (' 6L-t C_ FA-C.L L.... ( ( `i PZ,2 c l dopr CITY OF TIGARD November 30, 2005 \ OREGON 1� Ed Christensen Welkin Engineering 8000 SW Pfaffle St. RE: Welkin Engineering Office — ENG2005-00069 I Permit Documents An Engineering Agreement, and two different types of Performance Assurance forms for the above-named project are enclosed (only one Performance Assurance form need be used and returned). After signature by the principals and notary, please return all documents to me along with a check payable to the City of Tigard, Oregon, in the sum of One Thousand Three Hundred-Seven Dollars and Ninety Cents ($1307.90), for payment of the fees described below. A breakdown of these fees is as follows: Erosion Control Fees $42.90 X 100% $42.90 Remaining Engineering Deposit $1565.0 less<$300.0 > paid $1265.00 Total: $1307.90 After City execution and acknowledgment, we will provide copies to you for your file. Thereafter, you will need to schedule a pre-construction meeting with Paul lzatt, Senior Engineering Technician, at 503-639-4171, ext.2463. The approved grading only or public improvement construction plans will be issued at the meeting or shortly thereafter. Sincerely, k2S)c-"Q %/11\ Paul Izatt Senior Engineering Technician Enclosures c: I:\eng\pdv-devtagreernenlaltrenamittal agreement with fee breakdawn.doc 13125 SW Hall Blvd„ Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 CITY OF TIGARD 12l1r2005 13125 SW Hall Blvd 4:38:37PM Tigard,Oregon 97223 •t,i- -,11' (503)639-4171 Receipt #: 27200500000000006122 Date: 12/01/2005 Line Items: Case No Trap Code Description Revenue Account No Amount Paid ENG2005-00069 [PUBIMP]CAP Fee 26.00 100-0000-436000 1,265.00 ENG2005 00069 [ERPRMT]Ersn Cntrl Permit I� 100-0000-207307 ENG2005-00069 [ERPL Erosn Plck-CWS 100-0000-207308 8.45 ENG2005-00069 [EEROSN]Eng.Erosion Control 100-0000-4330I0 8.45 Line Item Total: $1,307.90 - Payments: Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid Check WELKIN ENGINEERING P.C. KIP 3956 In Person 1,307.90 Payment Total: $1,307.90 — .1••.d 2:t;.,L;,'`,<+ r'?�, }O9,:. ^S -�. .• .9� r 1-F:_ _ '�' _ _• •c s• .< yeti ds .s• j. r t 'i F' .. .ii:e*- �. :'Y.' - a:n -'1C 1s k ri� ' i• 'F ,- '' '9'' ?� 'hf''"""-=. .-?- 7‘,.,, ",..'44qt11-..,..".N.V4"ti:-.. -1f' extf. tom` -$"'.. ert. i4 g..).1 f ,* f Z` '.a _■"'. -y_ `ti' .�y;.• ^t �"ft l"^•�. .. ' '' fti, x:471 ,,.,„r,,,,;r +• •__.1'„ -"1%:;;-'$--,../--. °�.yai44.'•,'dY'y. , •.a-•/:.,:�..D :r4. .r.+.?5 a��. Y: S� ,:["3? -J �- •.Y j !['YS'A .cF'3St a j i 3 r, .^,�. .; �; ?3-?. .: ` ri> 10 ! . wl- F< _ c :: z. •$ ST iu` C 11 . `if'jr•, 1 S -i'' i ':: ::::: 'i.4 r 4 i v k•---4� 'Ys£ i t, •-: . .i‘1,,, •1+�( r..I�. �',,. ,.. ,,,• '•��,p_x, �,y �.�- 'r t.i .? R- L-3-' A . fy-:yr. 's '31 � :ii_ ri; t a.. �9 �, .:.e�q 't�f�:: L':•';.,+ • <,f t= .Y N `4ftiz:, ... 4- -� $7", ' + 1?�x' r �3 � w • 'o 't••.e.r `�F . ;� ..t(}_,+`•.r). _.11- ti z:, ,• r. '_, r, ti r. 't_ - °` .- ` y' .h ' _€4 ', '' a rs;,S kv .;r .�,` R. !� "�:�2 .. ;. 1- #�F;',Tx s �� t > y # }� y s_ Z rFi z27L{3y aq,"e. s'tN '3g - y ti} :f r �a L; v i rS { two v3 1".- -.‘-•"fit:�n X ., fit' i3` ig 4• ; : RtCr1 p l 2' ... ; is.7 ."v 'zit.4s' .�. ids. -�` { z.1:7: ,:.;-.l.: r� . - ';�4 ii'•. .�• R" ..Z.- • � R '',..1...;,•;=a'4 wit�'.Z ✓ `' - .r EY -t�.- a� ;K7' - " _ t "' e` --e. '�i ''� '•rj ,' 'ft�' x Vi .-:s f. --'Y.' F 6su,-K 1p. "^�' i 7t' -r« .i: -1•'�z t t.r x+p � - �SeE', - y"`"` iA,+ �,. -14-- `�. 5 ..} sz 4g _ `-: '-sr. .s s. .t4 =• 4 .6—',,• 'ep .. sx :�„s .E:;. ;,.• '•' n) 'l'' •y' 71: : •-17•14:101%-n- :-*� ,.z s .- , 4, F ''1 •r ye �r d. .. d "� ,y 3 1:•yT .r r,., r k. ..s ,y-,�.sTy±"-•4[`. r 'x•`'-' er .>_• r' r - ,. x.- v Y•; i ,• •i. rF� ^ri 5�,' '-`z ,i+.3 F7ic-i„ �i ij��`i r _.' -: . sl - ^'� za_ ,. 7 M1 ii y^•i ice..-`is•wy 4 Y ..s: Jit' ! �� :„ 1{y r dw.• i:4ir+::�:_1'. CRceu 1. r 73 i :'�t a i,;4,.'r3T •` ,�3 ry6 ;a' `• eo 0 i,-" a s„c}d` �s f'. Ile%"+1• .. . •},... n�;.b`',j ': 'yb`:ti r' .r'.'f 14:j rf4Kti� iF.. s.._ .'. .t ..�•.1 .. r:�� �','. •` ? ' • LETTER OF COMMITMENT (Performance Bond) Mt. Hood Properties, LL.C., has received from (lending institution), a loan commitment in the amount of $31,300.00 to finance public improvements located in the City of Tigard, Oregon, said improvements being commonly known as Welkin Engineering Office. This loan commitment is specifically for construction purposes for: 1) public streets, including subgrade, base rock, surfacing and curbs 2) public storm sewers 3) domestic water 4) miscellaneous. All such improvements are to be completed in conformity with City approved construction plans submitted by Welkin Engineering, P.C. and the permit. We have agreed that disbursements of the $31,300.00 will be made in accord with the following schedule upon completion of each, or all, item(s); but not including the hold- back described below. ITEM AMOUNT Street & Appurtenances 8,200.00 Storm Sewer & Appurtenances 14,400.00 Underground Telephone & Electrical, etc. 1,500.00 Concrete Sidewalks & Aprons 3,000.00 Miscellaneous (traffic control devices, monuments, mailboxes, street trees, contingency, pathways, street trees etc.) $ 4,200.00 We have obtained PFI Permit # ENG 2005-00069 and have entered into a Developer Engineer Agreement whereby we have agreed to install all improvements in accordance with the requirements of the City of Tigard and we are hereby authorizing you to hold the above-stated funds to pay them to us only when the following has been adhered to: That the City of Tigard has provided written certification acknowledging release of any or all sum(s), or portions thereof, pursuant to the above itemized schedule of improvements. Pursuant to the above schedule, 10% of the commitment funds (i.e., $3,130.00) may be held back through the normal one year guarantee period or until final City Acceptance of the project takes place or until the City is provided with a separate maintenance bond, effective for said one year period from the date of City conditional acceptance of the work, to assure continued freedom from defects, and maintenance, during the guarantee period. LETTER OF COMMITMENT Page 1 of 2 Invoice -:411111111 - W E L K I N s ENGINEERING • aURVEYING • PLANNING Date Invoice# _ -- , A. - ,A ,lam "`, •. %rS 8000 SW Pfaffle St. Portland. OR 97223 /' y 12/28/2005 523 a6 - Tel: (503) 588-1868 Fax: (503) 598-1868 .„,k,,A EN OIN CERINQ, P C :• q 1 el V q ‘ s,(„,01,,, Bill To Services Provided This Period Welkin Engineering PC Engineering Time&Material 8000 SW Pfaffie Street Welkin Engineering office construction. Portland,OR 97223 Document prepareation&right-of-way dedication forms. Terms Project Welkin PC 97-112.01 Item Rate Qty Amount Design 73.00 95 6,935.00 Project Manager 93.00 12.5 1,162.50 Survey Manager 93.00 4 372.00 Surveying-2 Man Crew 142.00 10 1,420.00 Printing 226.50 226.50 Mileage 0.60 28 16.80 TOTAL 610,132.80 Payments/Credits $0.00 Balance Due $10,132.80 • WtUcWI tNUtNCCFUr4u F'.ti. vwownn ••- (503)598-1866 LAKE OSWEGO,OR 97035 8000 SW PFAFFLE STREET 96 /1232 PORTLAND,OR 97223 12/2/2005 PAY TO THE Verizon Northwest,Inc. I $**500.00 ORDER OF 1 Five Hundred and 00/100****************************************************t 4*****a**r******s*************************y DOLLARS Verizon.Northwest,Inc. Network Eng.&Planning • PO Box 1100 MCNOR0030533 MEMO Beaverton,OR 97076-1100 Project ID:5460-8P0A0AP AUTHORIZED SIGNATURE li'00 3 9 5 7116 1,1 1. 2 3 2 0 6 6 3 9 1: '03 000965n' WELKIN ENGINEERING P.C. 3957 Verizon Northwest,Inc. 12/2/2005 6530•Reimbursable Expenses Relocate aerial cable&remove poles 500.00 • gOCIO CO- r - Merchants#03000080 Project ID:5460-8P0A0AP 500.00 WELKIN ENGINEERING P.C. 3957 Verizon Northwest,Inc. 12/2/2005 6530 Reimbursable Expenses Relocate aerial cable&remove poles 500.00 Merchants#03000080 Project ID:5460-8P0A0AP 500.00 Teragan & Associates, Inc. ' • Terrence.F Flanagan Arboricultural Consultants , � - l Invoice: BIIITo Wilkin Engineering,P.C. r Date Invoice# 5/17/2004 166•• 1_2.0.No. i Terms.• Project _ .._._J Payable upon receipt • Quantity Description Rate.• Amount 3 Consulting-Tree plan and Hazard Tree Letter for 8000 Pfaffle St.,Tigard,.OR 110.00 330.00 . i •1 1 :I: z 1 i• . ,Pit 124/0" • 33g • . i •I'thank you for the opportunity to be of service. . Total . $330.00 1 • Member -"'1 it 'j I �.t !.�,f ascari 3145 Westview Circle•Lake Oswego,OR 97034 •Otlice: (503)697.1975 I� rL AMIIMAN 1ror.nrT of Fax:(503)697-1976•Cell:(503)313.0017 I '''4 ); I.,. 1111MII1,l71M1 AHDgl1+7, Lam._..- L--� L_ . .. 1.1,120A 1?LJIY.AT Invoice Bill To Welkin Engineering,P.0 i Data Invoice 0 8/19/7004 190 • P.O.No, Terms Project total due in 10 days Quantity Description Rate Amount 5.75 Consultiag-Tree Plan for SOO SW Piltffle St. 110.00 • 632.50 12.4 S Thank you for the(*porton*to be or service. Total $632.50 RuL• 15. 05 02: 07p T•rr•nc• P. Flanagan p,. 2 , p Date Invoice# & Associates, Inc. Arboricultural Consultants 3/21/2005 275 3145 Westview Circle,Lake Oswego,OR 97034 81l1 To Welkin Engineering.P.C. 8000 SW Pfaffle St. Tigard,OR 97223 P.O.No. Terms Customer# total due in 10 days #303 Quantity Description Rate Amount 1,25 Consulting-Prepare revised report and delivery of report for 8000 110,00 137,50 Pfeifle Street to remove cedar tree s Total $137.50 Phone* Fax* E-mail 503-697-1975 503-697-1976 Terry®Teragan.com ^' too ikkr. \ o ?P_o P+ 2Tt c r i r s _ Ce 'Ee.k'T161J F - . R -T- . ec= • til3fi-\I 1X-0 e&11i . 7920 a, ema QF,4FFC ..„.., g i x ei V \ g V Iv .ao lo 1 e; • A '♦ 91111E L—.._ •' ., i El 'A Willi r`t9"¢ 1 Wen X fLQ° 1 x fl C -z O .941 $ j .LL 2. < i I 1@ Ooe 09'OLL 7 A.' i i �\ 0 O o o n SR e.\/ W N '. RV I 1. 91'OYC II-0,1 .gee —'LrO=l — p 4 CI D tit 1 v 1..... 8 ........_-__ 01---W33111e1 0 r $ I 178 A w w I. 5 A' ` �/ • . . / • /A A A • /A • ,A �7 • ' .Oe .9L ♦)I \l' " ) `' r \v / �' ... q\ 76.2`♦ V V■ �< is ♦ . /< /• /\ .. n n n n n )• A n •<'• i♦ , / w /\ n w n n ♦ ,,f\ ,, /A\ I ♦ Iw / \ C I \ ♦ wIt' LY • / MEMORANDUM Arkp/bole CITY OF TIGARD, OREGON A J I TO: City Council FROM: Mathew Scheidegger DATE: January 23,2006 SUBJECT: Ed Christensen History: • Mr. Ed Christensen has been unlawfully operating a commercial business from a single-family residence since at least 1999. • Mr. Christensen was informed that he needed to go through Site Development Review (SDR) in order to change the use from residential to commercial. Although the property is zoned for commercial uses, converting from a residential use to commercial use requires an SDR to ensure that necessary infrastructure and site improvements are in place to support the more intense use. While he pursued SDR approval,no action was taken for the illegal use. • Mr. Christensen applied for and received site development review approval in July of 2001. • Mr. Christensen did not commence with any of the required improvements within his 18 month approval period. • Mr. Christensen applied for and received a one year extension. But as of his extended deadline of January 21,2004, still no substantial construction has been started. • The use has persisted illegally for over four years with no prior infractions being served or fines levied. • The present court case charges that Mr. Christensen has been operating a commercial business without Site Development Review approval. Staff has required Mr. Christensen to cease operation of his business from the subject property and pay a minimum fine of$2,500. Future: To address the violation, Mr. Christensen will need to reapply with a new Site Development Review. However, given the history of non compliance, staff is no longer willing to allow the use to continue while he seeks approval and commences construction. To obtain SDR approval, Mr. Christensen will need to first hold a pre-application conference with staff, hold a new neighborhood meeting, and prepare and submit his land use application. Many aspects of the prior application remain pertinent to a new application, such as survey work and responses to Development Code criteria, where the criteria have not been amended. Any changes which he may be contemplating between the prior approval and the new application will need to be specifically addressed along with any new requirements (such as changes to the road improvement standards that came from the Transportation System Plan) that have been adopted into the Development Code. Typically, the SDR process takes between 6 and 8 weeks following the receipt of a complete application. After the applicant receives land use approval, any public improvements will need to be completed (roads, sewer, storm drainage, etc.) before the building construction may begin. In general for a committed applicant, this process, from application preparation, land use review and approval,then site work,and ultimately to the final building inspection,takes about a year.