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SDR2003-00016
SDR2003 -00016 CLARKE OFFICES NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR)2003-00016 CITY OF TIGARD CLARKE OFFICES Community2Jevesopment Shaping Better Community 120 DAYS = 5/25/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CLARKE OFFICES CASE NO.: Site Development Review (SDR) SDR2003-00016 PROPOSAL: The applicant is requesting Site Development Review approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. APPLICANT\ Diversified Const. of Oregon, Inc. OWNER 2: Patrick Gilroy OWNER 1: Attn: Tom Clarke 11412 SW Oak Creek Dr. 12448 Orchard Hill Road Portland, OR 97219 Lake Oswego, OR 97035 APPLICANT'S CES/NW REP.: Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 LOCATION: 7305 and 7355 SW Beveland Street; W CTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 VII. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 1 OF 29 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 1 . Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements along Beveland Road 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to issuance of Site Permit, the applicant shall pay an addressing fee in the amount of $100.00. (STAFF CONTACT: Shirley Treat, Engineering). 5. 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 re-calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 6. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Road as a part of this project: • street trees in the planter strip spaced per TDC requirements; • driveway apron (if applicable). The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 8. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 2 OF 29 9. 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. 10. 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." 11. The applicant shall provide final calculations for the on-site detention facility to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 12. Prior to issuance of the Site Permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 13. Prior to site work, the applicant shall provide staff with evidence from Washington County that the two lots have been consolidated. 14. Prior to site work, the applicant shall provide staff with a floor plan that demonstrates compliance with a maximum FAR of 0.4. 15. Prior to site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six f eet i n width from each building entrance t o the sidewalk on SW Beveland Street. 16. Prior to placement of any signage, the applicant shall provide City staff with the appropriate application and supporting materials. 17. The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 18. Prior to the issuance of building permits, the applicant shall provide staff with a tree mitigation plan for 131 inches. Said mitigation shall be in addition to the required landscaping, and shall be planted on site, or within a city receiving area to be determined by the City Arborist, or paid as a fee in-lieu of replacement to the City of Tigard at a cost of $125 a caliper inch. 19. Prior to the issuance of building permits, the applicant shall provide staff with construction plans that demonstrate all mechanical equipment that is mounted on the roof is screened. 20. Prior to the issuance of building permits, the applicant shall provide city staff with a revised landscape plan that provides for street trees planted at a minimum 21/2-inch caliper at a maximum spacing of 28 feet. 21. Prior to the issuance of building permits, the applicant shall provide staff with a revised landscape plan that either widens the landscape buffer or provides for a six-foot wall around the perimeter of the site. 22. Prior to the issuance of building permits, the applicant shall submit a detail that identifies the material and height of the trash enclosure. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 3 OF 29 23. Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 24. Prior to the issuance of building permits, the applicant shall submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 25. Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with all of TDC Chapter 18.765. The plan shall provide for wheel stops, circulation markings, and dimensions of the ADA accessible spaces. The project shall reserve 5 ercent of the proposed parking for carpool/vanpool parking as close to the buildings as required, and these spaces shall be clearly labeled. The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows, and the plan shall provide a detail of the bicycle rack. Should the applicant choose to include eating and drinking establishments within this development, a minor modification will be required to ensure that the parking requirements remain satisfied. 26. Prior to the issuance of building permits, the applicant shall submit a detailed lighting plan for the exterior of the building and parking areas. Said plan shall not allow light to go beyond the property line and produce glare on adjoining properties. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim NkMillan, 639-4171, ext. 2642) for review and approval: 27. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional a cceptance from t he C ity, a nd provide a o ne-year maintenance assurance for said improvements. 28. Prior to final buildin g 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. 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, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 30. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 31. The Trip Generation funds for the intersections of SW 72nd/Dartmouth and SW 68th/Dartmouth must be paid prior to a final building inspection. The fee has been determined to be $12,097 for the 72nd Avenue/Dartmouth Street intersection, and $5,012 for the 68th Avenue/Dartmouth Street intersection for a total of $17,109. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 4 OF 29 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 properties and found no other land use cases. There were building modifications and updates to the house at 7355 SW Beveland. Vicinity Information: The subject property, and all surrounding properties are zoned MUE, but the properties to the west, north, and east of the site are developed as single-family homes. Site Information and Proposal Description: The proposed site is composed of two separate tax lots and two separate owners. The surrounding properties are experiencing a significant amount of conversions from single-family homes to commercial office developments as a result of the adoption of the Tigard Triangle plan. The properties are within the Mixed Use Employment zoning district. The applicant is proposing to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Staff did receive one phone call from a neighbor who was seeking information about the project, but he did not offer any comments. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices on 38,158 square feet located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone, and new retail, sales, and personal services are permitted as long as they do not exceed 60,000 square feet of gross leasable area per building. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. 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; NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 5 OF 29 SECTION VI. 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 18.620 Tigard Triangle Design 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 SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed uses, are either outright permitted (General Office), or restricted as described previously (rretail, sales, and personal services) in this particular zone. 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 COMM_ ERCIAL ZONES STANDARD MUE PROPOSED Bldg.1/Bldg. 2 Minimum Lot Size None 16,508/19,800 S.F. Minimum Lot Width 50 ft 110/110 ft Minimum Setbacks -Front yard 0'min/10'max 6/6 ft -Side facing street on corner&through lots - -Side yard 0/20 ft [1] 6 ft/6 ft -Side or rear yard abutting more restrictive zoning district - - Rear yard 0/20 ft [1] 75ft - Distance between front of garage & property line - N/A abutting a public or private street. Maximum Height 45 ft 37.9/35.2 ft Maximum Site Coverage [2] 85% 84% Maximum Floor Area Ratio 0.4 See Finding Minimum Landscape Requirement 15% 16% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 6 OF 29 As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone with the exception of the Maximum Floor Area Ratio Standard. FINDING: Based on the information provided, staff cannot ascertain whether or not the maximum FAR standard is met. The applicant's narrative simply states that the FAR standard is met. However, if the properties were viewed individually, the FAR standard would be exceeded by anywhere from 2-3%. If the properties are consolidated, the plans still indicate that the FAR is exceeded by 1%. That being said, in December of 1998, the Community Development Director, Jim Hendryx, made a formal interpretation with regard to determining FAR. In his interpretation, Mr. Hendryx indicated that area devoted to vents, shafts, and courts can be deducted from the total square footage of a building for the purpose of determining the floor area ratio. Therefore, it is a reasonable assumption that the applicant can meet the FAR requirement by satisfying the following conditions. CONDITIONS: Prior to site work, the applicant shall provide staff with evidence from Washington County that the two lots have been consolidated. Prior t o site work, the applicant shall provide staff with a floor plan that demonstrates compliance with a maximum FAR of 0.4. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for }new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local s treet s pacing s hall p rovide p ublic s treet c onnections a t i ntervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 7 OF 29 c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located between SW 72nd and Hermoso Way, and has frontgge on SW Beveland. SW Beveland Street is classified as a neighborhood route, SW 72' Avenue is classified as an arterial, and SW Hermoso Way is classified as a local street within the Transportation System Plan. SW 72nd Avenue is an arterial and within 100 feet of the proposed site, which is less than twice the straight line distance. There are no other connection alternatives for the development of this property or any of the surrounding properties. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. At .87 acre, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW Beveland Street is not classified as a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed buildings are six feet from the current property lines fronting SW B eveland Street. This criterion is satisfied. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and concrete walks w ill be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 8 OF 29 The applicant's plans show an entrance along SW Beveland Street, the street providing access to the site, and the sidewalk between the building and the street is at least 6 feet wide, but the plans do not indicate that the sidewalk connects to the existing public sidewalk. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection to the existing sidewalk. CONDITION: Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from each building entrance to the sidewalk on SW Beveland Street. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed buildings are located along SW Beveland Street, and the proposed parking is located in the rear and side yards. The parking areas on the side of the building represent 19% of the frontage and are screened by a minimum of 32 feet of landscaping between the project and the street frontage. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the west building must have at a minimum of fifty percent of the ground floor wall area as windows within the building setback. Multiplying the length of the building within the setback by six feet in height (the ground floor area between 3 feet above grade to 9 feet above grade), the south elevation (facing SW Beveland) of the building is 42 feet long, for a total calculated wall area of 252 square feet. Fifty percent of the wall area is 126 square feet. The elevations show 148 square feet of windows. The east building is separated from the street right-of-way by an intervening ownership, and not held to this standard. However the south elevation facing SW Beveland) of the building is 33 feet long, so the w all a rea calculated is 198 square feet, and fifty percent of that wall area would constitute 99 square feet. The elevations show 97 square feet of windows. This standard is met. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 9 OF 29 The building has a variation of building materials including stucco, wood, and stone veneer, and design features along the facades of both buildings. There are no building facades that extend for more than 300 feet. This criterion is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show several entrances into each building. The applicants' plans illustrate 4-foot steel and metal canopies as weather protection over each entrance. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The a pplicant's plans indicate t hat the building exterior finish will consist o f wood, stucco, glass, and stone veneer. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. The applicant is proposing gabled roofs at various elevations. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicants' plans suggest that roof-mounted equipment will be placed underneath the gabled roof within an attic area. Since the narrative failed to address this criterion, staff cannot determine whether or not this standard has been satisfied. FINDING: It is not specified within the narrative or on the plans what type and how tall the equipment is to be located on the roof, it is impossible to determine whether the applicant's proposal will adequately screen the equipment. CONDITION: Prior to the issuance of building permits, the applicant shall provide staff with construction plans that demonstrate all mechanical equipment that is mounted on the roof is screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 10 OF 29 Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted w ithin required L-1 landscape areas. The applicants' plans indicate signage on the face and in front of the building, however, sign permits were not included as part of this application request, and the proposed location is not identified on the site plan, so staff cannot determine whether or not these standards have been satisfied. FINDING: The applicant did not adequately address signage for the proposed project, nor did they submit applications for the signage. No signage is permitted with this approval. CONDITION: Prior to placement of any signage, the applicant shall provide city staff with the appropriate application and supporting materials. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The p roposal d oes not a but a major or m inor a rterial; therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, s hall a pply. T rees s hall b e p rovided at a m inimum 2 1/2-inch c aliper, a t a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a neighborhood route, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 1E3.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 11 OF 29 Access, Egress and Circulation (18.705): 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 has indicated that visual clearance standards can be met. Lancaster Engineering has prepared a traffic study for this site, dated October 28, 2003. The report states that there are no restrictions to the sight distance at the proposed access in either direction. This standard is satisfied. 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 prwosed driveway is more than 150 feet from the intersection of SW Beveland Street and SW 72 Avenue, thereby meeting the criteria. 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. Beveland is a neighborhood route, therefore the criteria does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-buil-ding commercial, institutional, and industrial complexes. Unless impractical walkways shall be constructed between new and existing developments and neighboring developments; On-site pedestrian walkways are present between the building entrances and SW Beveland, the street that provides access and egress. The applicant has been conditioned earlier in this decision to connect the walkways to public walkways within the SW B eveland right-of-way. Walkways are connecting adjacent developments within the right-of-way. This standard is 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; There are no required walkways crossing the parking lots. A public sidewalk will cross the access into the development, but it is constructed of concrete as opposed to asphalt that will be used for paving the access and parking areas. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 12 OF 29 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, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 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 is proposing a 30-foot-wide access off of SW Beveland Street. That access is indicated on the site plan as being 30 feet wide with 30 feet of pavement. Therefore, this standard is 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 landscape plan from George Otten, a certified landscape architect. The landscape plan indicates that the applicant will be adding street trees along the frontage of the westernmost building as there are already street trees planted along SW Beveland in front of the Eastern Building by a previous street improvement. The plan indicates that Raywood Ash and Hedge Maple are the species of choice, and calls for the planting of two additional trees along the frontage in SW Beveland. The plan indicates that the trees are planted 30 feet on center and are two inches in caliper. This criterion is not satisfied. FINDING: As indicated previously, the Tigard Triangle Design Standards state that along local streets and collectors, trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. The applicants' plan calls for street trees to be planted 30 feet apart and only two inches in caliper. CONDITION: Prior to the issuance of building permits, the applicant shall provide city staff with a revised landscape plan that provides for street trees planted at a minimum 21/2-inch caliper at a maximum spacing of 28 feet. 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 subject property, and all surrounding properties are zoned MUE, but the properties to the west, north, and east of the site are developed as single-family homes. According to Table 18.745.1 of the Tigard Development Code, the proposed use must be buffered from the surrounding uses by 6-10 feet of landscaping. The applicant has proposed a six-foot buffer between the proposed use and the existing uses. The landscape plan provides for a combination of trees and shrubs. This standard is not satisfied. FINDING: The landscape buffer is proposed to be six feet in width; however, the applicant must provide a six-foot wall in addition to the trees and shrubs in order to meet the standard for a six-foot-wide buffer. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 13 OF 29 CONDITION: Prior to the issuance of building permits, the applicant shall provide staff with a revised landscape plan that either widens the landscape buffer or provides for a six-foot wall around the perimeter of the site. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking that is visible from SW Beveland Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant has proposed to s creen the upper parking area b y p roviding I andscaped i slands t hat meet the 3-foot-wide minimum and containing one tree each. The number of trees being planted within and around the parking area will exceed the minimum of one (1) tree for every seven (7) spaces with low- lying ground cover and shrubs. The proposed landscaping within the project, at maturity, will provide a nice canopy effect over the parking area. The proposed landscaping is protected by a protruded curb. Therefore, this criterion is satisfied. 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 site plan submitted shows a trash enclosure but does not clearly indicate what type and how tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure(s). Screening Of Refuse Containers. Except for o ne- and t wo-family d wellings, a ny refuse c ontainer o r refuse c ollection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show a trash enclosure in a location within the parking lot that is acceptable. The applicant has also indicated that the perimeter of the enclosure would be fenced, however, the applicant has failed to address the type of fencing that would be used to enclose the enclosure. This criterion is not satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a detail that identifies the material and height of the trash enclosure. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 14 OF 29 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 not addressed Chapter 18.755. Therefore, staff cannot determine which of the 4 methods will be used to demonstrate compliance. However, the applicants' narrative has indicated that the size of the enclosure is based on the square footage of the uses, and indicates that the enclosure will be 100 square feet in size with a 10-foot-wide opening. This standard is not fully satisfied. Location Standards. To encourage its use, the storage area for source-separated recyclable 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 a fter deducting t he area used for storage. S torage areas shall be a ppropriately 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 refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. 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 has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste a nd Recyclables Storage design standards, this standard h as n of been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 15 OF 29 • Prior to the issuance of building permits, the applicant shall submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for staff to determine that this standard has 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. All proposed parking is located on site, and are located well within 200 feet of either building. This criterion is satisfied. 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: T) 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 proposed between the two buildings, however it is conditioned that the lots will be consolidated and will not necessarily require joint parking agreements. If the applicant decides not to consolidate the lots, crossover easements, and joint parking agreements will be required to satisfy the standards. In a recent telephone conversation, the applicants' representative, Kirsten Van Loo, indicated that the lots would be consolidated. This criterion is inapplicable. 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 100d10 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 in D.1.-3. above. The proposed buildings are being constructed as mixed use, and the applicant is indicating that 47 parking spaces will be provided for the development. As discussed further in this decision, the applicant has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. The minimum requirements of this breakdown are discussed in more detail later in this decision. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 16 OF 29 Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot contains a total of 47 parking spaces. Therefore, the applicant will be required to reserve 5 percent (2 spaces) of the proposed parking for carpool/vanpool parking. 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 is providing 47 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show two ADA spaces on each level. However, the dimensions that are proposed on the site plan are inconsistent, and staff cannot determine whether the spaces are compliant. This standard is not met. 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 1 8.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under the discussion related to Chapter 18.705. Compliance with the vision clearance standards are discussed later in this decision. The applicant has indicated that the access drive will be paved, and sidewalks will be concrete. This standard is 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. Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 17 OF 29 The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as will the interior drive. The interior drive needs arrows showing direction of vehicular traffic. 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 is providing four-inch curbs on the perimeter of the parking areas; however, the applicant has not provided sufficient area for landscaping if this area is deducted from the landscape requirement. Wheel stops should be provided three feet back from the curb. This criterion is not satisfied. 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 indicate that the standard parking spaces will be 8.5 feet wide, 18.5 feet deep, and 7 .5 feet wide feet b y 1 6.5 feet deep for compact s paces. T he a ccess a isle i s proposed to be 27 feet wide. The applicants' proposal indicates that there will be 47 spaces. The applicant indicates that there will be a combined total of 25 standard and van accessible spaces, and 24 compact spaces. 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 site plan indicates 8-bicycle parking spaces within 30 feet of the primary entrance to the first floor. This standard is satisfied. 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 SDR2003-00016/CLARKE OFFICES PAGE 18 OF 29 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. 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. The applicant has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. According to Table 18.765.2 of the Tigard Development Code, and using the standards for determining the parking requirements for mixed use developments as described earlier in this decision, the applicants' proposal would require a minimum of 5 bicycle parking spaces. This standard is satisfied. 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 identifies the minimum and maximum amount of parking required or allowed per use. However, the proposal is for two mixed use buildings. The applicants' representative has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. Utilizing the standards for determining the parking requirements for mixed use developments as described earlier in this decision, the applicants' proposal would require a minimum of 44 parking spaces and a maximum of 55 parking spaces. The applicant indicates that there will be a total of 47 parking spaces. This criterion is satisfied. Off-Street Loading Spaces: Commercial, i ndustrial a nd i nstitutional b uildings o r s tructures to be b uilt o r a Itered 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 applicants' representative has indicated in the narrative that the building will not receive or distribute material or merchandise by truck. The major users of these buildings are to be medical and standard office. These uses by their nature tend not to distribute material or merchandise by truck. This criterion is satisfied. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the condition listed below, the standards can be satisfied. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with all of TDC Chapter 18.765. The plan shall provide for wheel stops, circulation markings, and dimensions of the ADA accessible spaces. The project shall reserve 5 percent of the proposed parking for carpool/vanpool parking as close to the buildings as required, and these spaces shall be clearly labeled. The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows, and the plan shall provide a detail of the bicycle rack. Should the applicant choose to include eating and drinking establishments within this development, a minor modification will be required to ensure that the parking requirements remain satisfied. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 19 OF 29 The signage has been discussed previously in this decision. As indicated, the proposed signage has not been applied for nor adequately addressed within the narrative. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because 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. The applicant has provided an arborist report dated December 11, 2003 from Raymond Myer, certified arborist from Tree Care and Landscapes Unlimited. In the report, the arborist states that there are a total of 23 trees on both sites greater than six inches in diameter at 4 feet above grade (DBH). The report also states that six of the trees are considered hazardous, that ten of the trees are less than twelve inches at DBH, and that the seven remaining trees will be removed to accommodate construction. Removal of the seven trees to accommodate construction represents 100% of the viable and healthy trees over twelve inches that are on site. Since the applicant is retaining less than 25% of the trees over twelve inches on site, he/she is required to mitigate 100%. The applicant is required to mitigate for 131 inches to offset the impacts created by the loss of the seven trees that are being removed to accommodate construction. The applicants' narrative addresses mitigation, the landscape plan addresses mitigation, and the arborists' tree plan addresses the need for mitigation; however, none of these statements address mitigation separate of required landscaping, and all of their numbers are conflicting. The required amount of mitigation is 131 inches. Required street trees and landscaping does not count towards the mitigation requirement. This standard is not satisfied. FINDING The applicant has provided a tree plan and arborist report to address the removal of trees on site. The mitigation has not been appropriately addressed; therefore, the following conditions shall apply to ensure that proper mitigation of 131 inches is achieved. CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Prior to the issuance of building permits, the applicant shall provide staff with a tree mitigation plan for 131 inches. Said mitigation shall be in addition to the required landscaping, and shall be planted on site, or within a city receiving area to be determined by the City Arborist, or paid as a fee in-lieu of replacement to the City of Tigard at a cost of$125 a caliper inch. 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 SDR2003-00016/CLARKE OFFICES PAGE 20 OF 29 The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (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 p reviously in this d ecision a nd, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. This standard is satisfied. 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; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures s hall b e p rovided i n a reas having h eavy p edestrian o r 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. Windows are oriented towards the parking lot and the street. Light fixtures are not shown or described on the applicant's plans. The applicant will need to submit revised site or elevation plans that show light fixtures for the parking lots and walkway areas. FINDING: If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a detailed lighting plan for the exterior of the building and parking areas. Said plan shall not allow light to go beyond the property line and produce glare on adjoining properties. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 21 OF 29 • 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 site has frontage on SW Beveland Street. There are no Tri-met transit routes on SW Beveland or within 900 feet of this proposal. Tri-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, this standard is satisfied. D. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets improvements: Section 1 8.810.030.A.1 states t hat streets within a development and streets a djacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-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 Beveland, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of right-of-way (ROW), according to the most recent tax assessor's map. SW Beveland is currently improved. In order to mitigate the impact from this development, the applicant should remove the existing driveways and construct new approach. The applicant shall also install street trees along the frontage. 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. There are existing sidewalks and planter strips along the project frontage. The sidewalk will have to be replaced if damaged or removed when the driveways are removed and/or constructed. 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 p rovisions s et forth i n Design a nd Construction S tandards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 22 OF 29 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 8-inch line in SW Beveland Road. There is an existing lateral to the east parcel and the applicant's plans show a new lateral from the existing manhole to the western parcel. This site, comprised of 2 lots, is located in Sanitary Sewer Reimbursement District #15. Any unpaid assessments would have to be paid prior to issuance of a building permit. The applicant should contact Greg Berry, Utility Engineer, City of Tigard, for the current assessment for these lots. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for S anitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's construction plans shall address upstream drainage from properties to the north. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show that storm water runoff will be collected, detained and treated on- site prior to release into the public system in Beveland Road. The applicant's engineer has calculated the runoff for pre and post 2, 5, 10 and 25 year storms. Detention will be provided by installation of an oversized pipe. Water quality will be provided by installing a Storm water Management catch basin storm filter. The applicant will have to provide a copy of a maintenance agreement with Storm water Management with their PFI submittal. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 23 OF 29 According to the Transportation System Plan, there are no proposed bikeways or pedestrian paths planned for this area. This criterion is not applicable. 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 w hen 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. A n 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 no existing overhead utility lines adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a Trip Generation and Distribution Assessment, dated October 28, 2003. Lancaster analyzed two key intersections: SW 72'1 Avenue/SW Dartmouth Street SW 68th Avenue/SW Dartmouth Street These two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was Babies R Us. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using the same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as part of the Babies R Us traffic report. That report anticipated more build- out of the triangle area, including the Tri-County site at 72nd/Dartmouth. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 24 OF 29 Lancaster's report shows that this project will generate 17 PM peak hour trips at the intersection of 7 2nd A venue/Dartmouth S treet. With a total e ntering volume (TEV) of 2 ,555 vehicles, the project impact is 0.67%. Therefore, based on simple proportions, t e project contribution to this intersection is $12,097.00. Likewise, the Lancaster report shows that the project will generate 10 PM peak hour trips at the intersection of 68 Avenue/Dartmouth Street. With a TEV of 2,660 vehicles, the impact from this development is 0.38%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $5012.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: The site is located within the Tualatin Valley Water District (TVWD). There is an existing 12-inch water line in Beveland Road. The applicant has indicated that the buildings will be spprinkled, but a fire service vault is not shown on the plans. The applicant needs to have TVWD review and approve the plans for the meters and fire service line. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 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. 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. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review the grading/erosion control plan. An NPDES permit is not required, as the development will not disturb more than one acre. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 25 OF 29 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 s hall b e assessed. T his fee s hall b e p aid t o the City p rior t o issuance of building 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 $46,170. 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 $144,281 ($46,170 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 $98,111. The applicant has been conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is expected to be as follows: NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 26 OF 29 Total impacts $144,281 Less TIF $ 46,170 Less Sigpalization fees $ 17,109 Total Unlmitigated impacts $ 81,002 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and offered the following comment: The buildings appear to be close to the property lines. Firewall and parapets will be required. The City of Tigard Public W orks Department has reviewed the proposal and have no objections to it. The City of Tigard City Arborist has reviewed the proposal and suggested that the applicant may want to either transplant the dogwood in front of the western house or try and sell it to either Terry Hickman at Big Trees Today at (503) 640-2877, or Joseph Harrity at Harrity Tree Specialists at (503) 331-0452. The City of Tigard Police Department has reviewed the proposal and offered the following comment: Request detailed lighting plan for perimeter of the structures and the parking areas. The City of Tigard Water Department has reviewed the proposal and found that the project is outside their service area and in TVWD jurisdiction. SECTION IX. AGENCY COMMENTS Clean Water Services has reviewed the proposal but offered no comments Tualatin Valley Water District has reviewed the proposal and stated that they have no objections to the project. The Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 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 50,000 pounds live load (gross vehicle w eight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 27 OF 29 Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 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. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not 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. Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. Exce tioonn: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 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. (UFC Sec. 901.4.3) A fire hydrant shall be located within 70 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. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 28 OF 29 Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) contact Eric McMullen at (503) 612-7010 with any questions regarding the above comments. Tri-Met has reviewed the proposal, but did not offer any comments. SECTION X. 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 MARCH 11, 2004 AND BECOMES EFFECTIVE ON MARCH 26, 2004 UNLESS AN APPEAL IS FILED. AAp eal:� The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development 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 MARCH 25, 2004. 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. March 11, 2004 PREPARED BY: Brad Kilby DATE Associate Planner 2 ,(( ec-r March 11, 2004 APPROVED BY: Richard Bewer•.e o DATE Planning Manager NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 29 OF 29 DARTMOUTH ST CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP / > a milli IELMHURITIt SDR2003-00016 \-3. 141‘ moos° � . _' CLARKE OFFICES istil(1. 1 iii FRANKLIN IT IIaii S �....'j ■ BEVELAND ST NIIIIIIIIIIIIII :.:4 1111 • III GONZAGA ST II SRO:,~ ( �4 ul I�.� R ,I R.N.,' ON IA Co sei.seNO ap.I 1 'Nara Area Map •, SW 11111 /AzR HAMPTON ST N sr 0 100 200 300 400 500 Feet .. . 1"•397 feet Y ,,,.,..,,„.0., 4,, City of Tigard Information on this map is for general location only and I should he verified with the Development Services Division 13125 SW Hall Blvd t Tigard,OR 97223 11111 _ 1 (503)9334171 htlp://www.cl.tigard.or.us Community Development Plot date:Feb 10,2004;C:\magic\MAGIC03.APR r HERMOSO PARK 11 12 .13 14 Illi y,.. r. �wyI w.w a _.__. r y 18 .:-1----/ — R--. , I._--7 15 ,a " i r" I� `� I Imers■1 4v—„''. -� S.W. BEVELAND ROAD ' ;:' ;.� „ 1— _*-- ---------- iv i 28 29 i i--- — -----+ 30 CITY OF TIGARD t SDR2003-00016 hiili CM OF TIGARD SITE PLAN N CLARKE OFFICES (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00016 A. CITY OF TIGARD Community Development CLARKE OFFICES S(p'ngA Better Communty 120 DAYS = 5/25/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CLARKE OFFICES CASE NO.: Site Development Review (SDR) SDR2003-00016 PROPOSAL: The applicant is requesting Site Development Review approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. APPLICANT\ Diversified Const. of Oregon, Inc. OWNER 2: Patrick Gilroy OWNER 1: Attn: Tom Clarke 11412 SW Oak Creek Drive 12448 Orchard Hill Road Portland, OR 97219 Lake Oswego, OR 97035 APPLICANT'S CES/NW REP.: Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 11, 2004 AND BECOMES EFFECTIVE ON MARCH 26, 2004 UNLESS AN APPEAL IS FILED. Appeal, The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 25, 2004. Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223, or by email to bradleyZ ci.tlgard.or.us. ii - DAR ir Dorn sT_ voi ncnao . --- _ — VICINITY MAP . I - T < (— -----Ti_ URST- jr- :; ::_1_.-prif S \ ,,,-J - 1--- ��,,\ - '\ ST I ss Li -sEIsterp_ s — j 7 R`4 — I .il - C17__,__q . , , II' •, �,\ _-_ter_ '_� -L_ A � I• H/ap �ST - — I I 200 600 SE0 FM , it I I Ll-i//1 \X CRY of Tiurd I. _IT - � -t HERMOSO PARK 11 12 - 13 1a r,7-a r, a: irt•'l 1•r. — 181 41 ii.: I 15 I't � I _ ”of KIANO A0` `\M _ 'I /_----_-_-- VF�, NI • "� 28 -_i 30 CITY OF TiGARD I SDR2003.00016 SITE PLAN N CLARKE OFFICES (Map Is not to scale) 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 CITY OF TIGARD Community Devefopment Shaping.Better Community DATE OF NOTICE: February 11, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00016 Type II Land Use Application FILE NAME: CLARKE OFFICES PROPOSAL: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. 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 FEBRUARY 25, 2004. All comments should be directed to Brad Kilby, 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 bradley(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 MARCH 5, 2004. 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. 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." D'WT�Id/TN sT CITY el TIGARD - (-�--- - VICINITY rum I L lial -- I T SDR2003-00016 ` , Pl, ell�>♦ 1 I ! CLARKE OFFICES k le 11III . - �� ,..two :',\ — ill iL___L T I -E--;'AA, ___ i . rIPN Ii 4 - T —_ II 1 a I City of T;prd NM ._ ........ REQUEST FOR COMMENTS '�► I UALATIN VALLEY FIRE & RESCUO SOUTH DIVISION • COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue March 1 ,2004 Brad Kilby, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Clarke Offices Dear Brad, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 2) 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 50,000 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. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 3) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)—(See diagrams on back) 4) Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 5) 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. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) 6) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 7) The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. 7401 SW Washo Court,Suite 101 •Tualatin, Oregon 97062•Tel.(503)612-7000• Fax(503)612-7003•www.tvfr.com • Hydrants that are separated from the subject building by railroad tracks all not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 8) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 9) 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. (UFC Sec. 901.4.3) 10) A fire hydrant shall be located within 70 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. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 11) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 12) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 • ! REQUEST FOR COMMENTS CITY OF IGARD Community Development Shaping Better Community DATE: February 11,2004 TO: Brian Rager,Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilhy,Associate Planner 1x2434) Phone: (503)639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SDR)2003-00016 CLARKE OFFICES REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 25, 2004. 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. Written comments provided below: • -� S s -+ - . cg-, k-ru_cr, cvvp { cwt . Name & Number of Person Commenting: 13/04 DAR/ TMOUTH ST CITY of TIGARD IIII ` GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP 5 _I rellw i >■ T ELMHURST•T SDR2003'00016 i IIIM co CLARKE OFFICES � HER O MOS ■ ■ ■ ■ yY FRANKLIN S T BE�LAND ,,' x r BEVELAND ST 11111 1, i.:t,- N.A, -. a�1 `,s IIII MIGONZAGA ST ..-----------------—-----: .8t 7"' ihhih. \ 1.--,' te! �, �I FONII �0:2'.' �_ ! CO tp g Tgard Area map/ •, SW Z//��R HAMPTON SST N sr 0 100 200 300 400 500 Feel ■■ V=387 feet Y 0- , shoo 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 Tigard.OR 97223 r (503)639-4171 - ,1 ------J http.//www.ci.tigard.or.us Community Development Plot date: Feb 10,2004;C:\magic\MAGIC03.APR 1111/4 411 COUNTYWIDE Date: 3 � Plans Check No. TRAFFIC IMPACT FEE Project Title: � WORKSHEET (FOR NON-SINGLE FAMILY USES) f U Applicant: Mailing Address: Tax Map No. Site Address: Land Use Category Rate Per Trip Payment Method ❑ RESIDENTIAL $253.00 ❑ CASH/CHECK ❑ BUSINESS/COMMERCIAL $ 64.00 ❑ CREDIT ❑ OFFICE $233.00 ❑ BANCROFT(PROMISSORY NOTE) ❑ INDUSTRIAL $244.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $105.00 LAND USE CATEGORY DESCRIPTI N OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) i c0 q - Senekal Oise UtvtriOD,cco 4s F /4.- 3.i 8/Li- SD J-_i ar c y R._.e -,L. TG L5 F �fp.to Q - BASIS (�}� - I ^1 16 pi 060 QCC Ct ltij : • , lS Dice br6tcal , Z ,e,p 6'(-1V-c- ta("1 _1 CALCULATIONS 1i2)5 ex 16,3.1 X. a...3.-• '°�= -50, 4 ! .8t -4" 1 30 IThr110 S— x a e/ - a-o .edS l(9 aS `i 5I� Z3© , /i ADDITIONAL NOTES \-. �e�`^'' t-0 (0 O I11 II C 'm°1(tio 46_j ,°� ; � L t •f La nd cult c/0 x- z x lo, co2eMcil Au, -m f— 20 -6-vs Ctr c - a 530,co = 60(00,00 , <•ROJECT TRIP GENERATION ROAD AMOUNT (r') TRANSIT AMOUNT TOTAL FEE PREPARED BY Fit.-(2., ,1 / MEMORANDUM CITY OF TIGARD, OREGON DATE: 3/5/04 TO: Brad Kilby, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SDR2003-00016 Clarke Offices 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 has indicated that visual clearance standards can be met. Lancaster Engineering has prepared a traffic study for this site, dated October 28, 2003. The report states that there are no restrictions to the sight distance at the proposed access in either direction. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is more than 150 feet from the intersection of Beveland and 72nd Avenue, thereby meeting the criteria. 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. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 1 Beveland is a local street, therefore the criteria does not apply. 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 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60 foot right-of-way width and 36-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 Beveland, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Beveland is currently improved. In order to mitigate the impact from this development, the applicant should remove the existing driveways and construct new approach. The applicant shall also install street trees along the frontage. 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; ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 2 • • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. There are existing sidewalks and planter strips along the project frontage. The sidewalk will have to be replaced if damaged or removed when the driveways are removed and/or constructed. 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 ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 3 Ile 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 8-inch line in SW Beveland Road. There is an existing lateral to the east parcel and the applicant's plans show a new lateral from the existing manhole to the western parcel. This site, comprised of 2 lots, is located in Sanitary Sewer Reimbursement District #15. Any unpaid assessments would have to be paid prior to issuance of a building permit. The applicant should contact Greg Berry, Utility Engineer, City of Tigard, for the current assessment for these lots. 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). The applicant's construction plans shall address upstream drainage from properties to the north. 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 ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 4 • S plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show that stormwater runoff will be collected, detained and treated on-site prior to release into the public system in Beveland Road. The applicant's engineer has calculated the runoff for pre and post 2, 5, 10 and 25 year storms. Detention will be provided by installation of an oversized pipe. Water quality will be provided by installing a Stormwater Management catch basin storm filter. The applicant will have to provide a copy of a maintenance agreement with Stormwater Management with their PFI submittal. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 5 ' S placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a Trip Generation and Distribution Assessment, dated October 28, 2003. Lancaster analyzed two key intersections: SW 72nd Avenue/SW Dartmouth Street SW 68th Avenue/SW Dartmouth Street These two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was Babies R Us. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using the same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri-County site at 72nd/Dartmouth. Lancaster's report shows that this project will generate 17 PM peak hour trips at the intersection of 72nd Avenue/Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is 0.67%. Therefore, based on simple proportions, the project contribution to this intersection is $12,097.00. Likewise, the Lancaster report shows that the project will generate 10 PM peak hour trips at the intersection of 68th Avenue/Dartmouth Street. With a TEV of 2,660 vehicles, the impact from this development is 0.38%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $5012.00. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 6 Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: The site is located within the Tualatin Valley Water District (TVWD). There is an existing 12-inch water line in Beveland Road. The applicant has indicated that the buildings will be sprinklered, but a fire service vault is not shown on the plans. The applicant needs to have TVWD review and approve the plans for the meters and fire service line. 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. 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. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 7 fle Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division, as a part of the site permit review, will review the grading/erosion control plan. An NPDES permit is not required, as the development will not disturb more than one acre. 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 building 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. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 8 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements along Beveland Road 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.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. Prior to issuance of Site Permit, the applicant shall pay an addressing fee in the amount of$100.00. (STAFF CONTACT: Shirley Treat, Engineering). 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 re-calculated. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 9 • The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Road as a part of this project: A. street trees in the planter strip spaced per TDC requirements; B. driveway apron (if applicable). The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 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 applicant shall provide final calculations for the on-site detention facility to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. Prior to issuance of the Site Permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 10 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 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). 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, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The Trip Generation funds for the intersections of SW 72"d/Dartmouth and SW 68th/Dartmouth must be paid prior to a final building inspection. ENGINEERING COMMENTS SDR2003-00016 CLARKE OFFICES PAGE 11 • REQUEST FOR COMMENTS CITY OF Community(Development Shaping A Better Community DATE: February 11,2004 TO: lim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: [5031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SDR)2003-00016 CLARKE OFFICES REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 25, 2004. 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. Written comments provided below: ‘10.‘i'A� tolA(\h {vI (Y AtIAL lok el P€4imt\e/'( o� -‘(1/4)GA.14I , vf "t- Name & Number of Person Commenting: C,IM *IA —��� -25101 4k, REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community DATE: February 11,2004 RECEIVED PLANNING TO: Mall Stine,Urban Forester/Public Works Annex FEB 1 9 2004 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: (503)639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW(MR)2003-00016 CLARKE OFFICES REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NE f_,. OUR COMMENTS BACK =°°„ FEBRUARY 25, 2,0114i 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. Written comments provided below: D E-kf —tof i;2 mtory 1414N r T(1 -ii Z Y TD rig /9-/VD-)1-1)-71/r- 2i b �VO oo D v F 12O N O F T H1 /a-L) o :-- ro r/-/- lit/L---:S i. WANT ro 5 % LL T. b 14 ! J /0DAW - 5-03 --6,1-/0 - Z47 (rp-Jaey / M4,1 )Pr 1Ty 7i2_ SPr"C(a2-1STS - 33/ - 0yrz (ros&Pff l -regir1") . Name & Number of Person Commenting: lI 2(77b,,1/4„ 11 I/7 �...-----_ 411 • REQUEST FOR COMMENTS CITY OF TIOARD Community.Development SliapingA(Better Community DATE: February 11,2004 TO: `-7 Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Brad Nilby,Associate Planner[x24341 Phone: (503)639-4111/Fax: (5031684-1297 SITE DEVELOPMENT REVIEW MDR)2003-00016 > CLARKE OFFICES A REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 crud 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to .. -staff' a-r-eport and recommendation will be prepared and a decision will be rendered on the propos. 'n the near future. if you wish to comment on this application, W eINEED Y.`.OUR,.C.OMMENTS BACK :Y: FEBRUARY 25 2004.. You may use the space provided below or attach a separafe fetter to return sur commen s. are unable to respond by the above date, please phone the staff contact noted above • . h ye. • ments 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. FLASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact _ of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: C5/1,4„, k 041 ct_ e";.77--,/,,, ,(.0 DHI HMS IMR (NA,L 9860 T65 CO2 XYd LT :OT NOW b0/(0/EO REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: February 11,2004 RECEIVED PLANNING TO: Brian Blalock,Commercial Plans Examiner FEB 1 7 2004 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: (503)639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW MDR]2003-00016 CLARKE OFFICES REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOURMOMMEINS BACK BY 25, 2004. You may use the space provided below or attach a separate letter to return your comments. I 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. >C Written comments provided below: Tic DO/L- D/, ,1,pt og,- ro 56: c. e- 7-0 P/Q DPI y €-' i. F/REW,gtc AND P, ,eIPCri w/1,1- BE ye Q,U/X-C . 1- 5/76 ?cA hi r f 2 ' P Name & Number of Person Commenting: REQUEST FOR COMMENTS CI TIGARD Community Development Shaping Better Community DATE: February 11,2004 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x2434) Phone: [5031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW ISDR]2003-00016 CLARKE OFFICES REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 25, 2004. 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. 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.: R Doo3 - & FILE NAME: �,.r, ' ) r n. CX & $ Y k ' �n 1 INVOLVEMENT TEAMS t P ,, , ., , . 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ast ['South ❑West ElProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs i POLICE DEPT./Jim Wolf,Crime Prevention Officer _z-'BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer PUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION Cathy Wheatley,City Recorder - PUBLIC WORKS/Brian Rager,Engineering Manager ✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*.ITUALATIN VALLEY FIRE&RESCUE* iL TUALATIN VALLEY WATER DISTRICT* JCLEANWATER 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 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 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 Mel Huie,Greenspaces Coordinator(CPA/ZOA) 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(Powenines 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 * 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 _Brent Curtis(cpA) Lake Oswego,OR 97034 _Gregg Leion icPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(iGA uRB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Steve Conway(General Apps) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Sr.Cartographer icPAacsiMS 14 1900 SW 410 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Jim Nims(zCA)MS 15 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Doria Mateja(ZCA)MS I4 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _CPO 4B(BULL MOUNTAIN) _CPO 4B(WANTS ALL LAND USE PROPOSALS) Dave Austin(WCCCA)"911"(monopole r.,.,., Jane Estes,Permit Specialist Holly Shumway,chair (Bull Met Area only!) 16200 SW Pacific Hwy.Suite H242 PO Box 6375 5440 SW Westgate Drive,Suite 350 14535 SW Woodhue Street Tigard,OR 97224 Beaverton,OR 97007-0375 Portland,OR 97221-2414 Tigard,OR 97224 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC R/R(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 (s..r,,.pro A,..Cont..) (If Project is Within'.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY —VERIZON _QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue 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 CORP. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev s,,,,,,,,,..c.is., Diana Carpenter ,„,,,...., ..... 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue, Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * 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:\pattyvnasters\Request For Comments Notification List.doc (UPDATED: 15-Jan-04) (Also update"i and franchises.doc-when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development ShapingA Better Community I, Patricia L. Lansford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E2 NOTICE OF DECISION FOR: SDR2003-00016/CLARKE OFFICES ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhihit"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 March 11,2004, and deposited in the United States Mail on March 11,2004, postage prepaid. / _ /py6 (Person that Preare 'otice) STATE OAF OjCcON ) County of Washington )ss. City of Egad. ) , Subscribed and sworn/affirmed before me on the `i2 2 day of , , 2004. OFFICIAL SEAL /� /, 1 fit' J BENGTSON At L L. Ll- NOTARY PUBLIC-OREGON I I ' I 41 '' I I g COMMISSION NO.368086( MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: 7 /(9--7 c,7 EXHIBIT_.1. NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003.00016 ' i'+� CITY OF TIGARD CLARKE OFFICES Community(Development Shaping A Better Community 120 DAYS = 5/25/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CLARKE OFFICES CASE NO.: Site Development Review (SDR) SDR2003-00016 PROPOSAL: The applicant is requesting Site Development Review approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. APPLICANT\ Diversified Const. of Oregon, Inc. OWNER 2: Patrick Gilroy OWNER 1: Attn: Tom Clarke 11412 SW Oak Creek Dr. 12448 Orchard Hill Road Portland, OR 97219 Lake Oswego, OR 97035 APPLICANT'S CES/NW REP.: Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 LOCATION: 7305 and 7355 SW Beveland Street; W CTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the 1d within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 VII. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 1 OF 29 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 63 4i71(, ext. 2642) for review and approval: 1 . Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements along Beveland Road 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.tigard.or.us). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to issuance of Site Permit, the applicant shall pay an addressing fee in the amount of $100.00. (STAFF CONTACT: Shirley Treat, Engineering). 5. 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 re-calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 6. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Road as a part of this project: street trees in the planter strip spaced per TDC requirements; driveway apron (if applicable). The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 8. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 2 OF 29 9. 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. 10. 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." 11 . The applicant shall provide final calculations for the on-site detention facility to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 12. Prior to issuance of the Site Permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 13. Prior to site work, the applicant shall provide staff with evidence from Washington County that the two lots have been consolidated. 14. Prior to site work, the applicant shall provide staff with a floor plan that demonstrates compliance with a maximum FAR of 0.4. 15. Prior to site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of s ix f eet i n width from each building entrance to the sidewalk on SW Beveland Street. 16. Prior to placement of any signage, the applicant shall provide City staff with the appropriate application and supporting materials. 17. The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 18. Prior to the issuance of building permits, the applicant shall provide staff with a tree mitigation plan for 131 inches. Said mitigation shall be in addition to the required landscaping, and shall be planted on site, or within a city receiving area to be determined by the City Arborist, or paid as a fee in-lieu of replacement to the City of Tigard at a cost of $125 a caliper inch. 19. Prior to the issuance of building permits, the applicant shall provide staff with construction plans that demonstrate all mechanical equipment that is mounted on the roof is screened. 20. Prior to the issuance of building permits, the applicant shall provide city staff with a revised landscape plan that provides for street trees planted at a minimum 21/2-inch caliper at a maximum spacing of 28 feet. 21 . Prior to the issuance of building permits, the applicant shall provide staff with a revised landscape plan that either widens the landscape buffer or provides for a six-foot wall around the perimeter of the site. 22. Prior to the issuance of building permits, the applicant shall submit a detail that identifies the material and height of the trash enclosure. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 3 OF 29 23. Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 24. Prior to the issuance of building permits, the applicant shall submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 25. Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with all of TDC Chapter 18.765. The plan shall provide for wheel stops, circulation markings, and dimensions of the ADA accessible spaces. The project shall reserve 5 percent of the proposed parking for carpool/vanpool parking as close to the buildings as required, and these spaces shall be clearly labeled. The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows, and the plan shall provide a detail of the bicycle rack. Should the applicant choose to include eating and drinking establishments within this development, a minor modification will be required to ensure that the parking requirements remain satisfied. 26. Prior to the issuance of building permits, the applicant shall submit a detailed lighting plan for the exterior of the building and parking areas. Said plan shall not allow light to go beyond the property line and produce glare on adjoining properties. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR A FINAL BUILDING INSPECTION: Submit to the Engineering Department McMillan, 639-4f7T, ext. 2642) for review and approval: 27. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional a cceptance from t he C ity, a nd provide a o ne-year maintenance assurance for said improvements. 28. Prior to final buildin g 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. 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, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 30. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 31 . The Trip Generation funds for the intersections of SW 72nd/Dartmouth and SW 68th/Dartmouth must be paid prior to a final building inspection. The fee has been determined to be $12,097 for the 72nd Avenue/Dartmouth Street intersection, and $5,012 for the 68th Avenue/Dartmouth Street intersection fora total of $17,109. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 4 OF 29 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 properties and found no other land use cases. There were building modifications and updates to the house at 7355 SW Beveland. Vicinity Information: The subject property, and all surrounding properties are zoned MUE, but the properties to the west, north, and east of the site are developed as single-family homes. Site Information and Proposal Description: The proposed site is composed of two separate tax lots and two separate owners. The surrounding properties are experiencing a significant amount of conversions from single-family homes to commercial office developments as a result of the adoption of the Tigard Triangle plan. The properties are within the Mixed Use Employment zoning district. The applicant is proposing to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Staff did receive one phone call from a neighbor who was seeking information about the project, but he did not offer any comments. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices on 38,158 square feet located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone, and new retail, sales, and personal services are permitted as long as they do not exceed 60,000 square feet of gross leasable area per building. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. 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; NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 5 OF 29 SECTION VI. 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 18.620 Tigard Triangle Design 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 Makin Procedures 18.390 Impact-Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed uses, are either outright permitted (General Office), or restricted as described previously (retail, sales, and personal services) in this particular zone. 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 MUE PROPOSED BIdg.1/Bldg. 2 Minimum Lot Size None 16,508/19,800 S.F. Minimum Lot Width 50 ft 110/110 ft Minimum Setbacks - Front yard 0'min/10'max 6/6 ft -Side facing street on corner& through lots - -Side yard 0/20 ft[1] 6 ft/6ft -Side or rear yard abutting more restrictive zoning district - - Rear yard 0/20 ft[1] 75ft - Distance between front of garage & property line - N/A abutting a public or private street. Maximum Height 45 ft 37.9/35.2 ft Maximum Site Coverage [2] 85% 84% Maximum Floor Area Ratio 0.4 See Finding Minimum Landscape Requirement 15% 16% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 6 OF 29 As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone with the exception of the Maximum Floor Area Ratio Standard. FINDING: Based on the information provided, staff cannot ascertain whether or not the maximum FAR standard is met. The applicant's narrative simply states that the FAR standard is met. However, if the properties were viewed individually, the FAR standard would be exceeded by anywhere from 2-3%. If the properties are consolidated, the plans still indicate that the FAR is exceeded by 1 /o. That being said, in December of 1998, the Community Development Director, Jim Hendryx, made a formal interpretation with regard to determining FAR. In his interpretation, Mr. Hendryx indicated that area devoted to vents, shafts, and courts can be deducted from the total square footage of a building for the purpose of determining the floor area ratio. Therefore, it is a reasonable assumption that the applicant can meet the FAR requirement by satisfying the following conditions. CONDITIONS: Prior to site work, the applicant shall provide staff with evidence from Washington County that the two lots have been consolidated. Prior t o site work, the applicant shall provide staff with a floor plan that demonstrates compliance with a maximum FAR of 0.4. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local s treet s pacing s hall p rovide p ublic s treet c onnections a t i ntervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 7 OF 29 c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located between SW 72nd and Hermoso Way, and has frontgge on SW Beveland. SW Beveland Street is classified as a neighborhood route, SW 72nu Avenue is classified as an arterial, and SW Hermoso Way is classified as a local street within the Transportation System Plan. SW 72nd Avenue is an arterial and within 100 feet of the proposed site, which is less than twice the straight line distance. There are no other connection alternatives for the development of this property or any of the surrounding properties. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. At .87 acre, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW Beveland Street is not classified as a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed buildings are six feet from the current property lines fronting SW B eveland Street. This criterion is satisfied. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and concrete walks w ill be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 8 OF 29 The applicant's plans show an entrance along SW Beveland Street, the street providing access to the site, and the sidewalk between the building and the street is at least 6 feet wide, but the plans do not indicate that the sidewalk connects to the existing public sidewalk. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection to the existing sidewalk. CONDITION: Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from each building entrance to the sidewalk on SW Beveland Street. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed buildings are located along SW Beveland Street, and the proposed parking is located in the rear and side yards. The parking areas on the side of the building represent 19% of the frontage and are screened by a minimum of 32 feet of landscaping between the project and the street frontage. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway o penings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the round floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the west building must have at a minimum of fifty percent of the ground floor wall area as windows within the building setback. Multiplying the length of the building within the setback by six feet in height (the ground floor area between 3 feet above grade to 9 feet above grade), the south elevation (facing SW Beveland) of the building is 42 feet long, for a total calculated wall area of 252 square feet. Fifty percent of the wall area is 126 square feet. The elevations show 148 square feet of windows. The east building is separated from the street right-of-way by an intervening ownership, and not held to this standard. However the south elevation facing SW Beveland of the building is 33 feet long, so the w all area calculated is 198 square feet, and fifty percent of that wall area would constitute 99 square feet. The elevations show 97 square feet of windows. This standard is met. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 9 OF 29 The building has a variation of building materials including stucco, wood, and stone veneer, and design features along the facades of both buildings. There are no building facades that extend for more than 300 feet. This criterion is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show several entrances into each building. The applicants' plans illustrate 4-foot steel and metal canopies as weather protection over each entrance. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The a pplicant's plans indicate t hat the building exterior finish will consist o f wood, stucco, glass, and stone veneer. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. The applicant is proposing gabled roofs at various elevations. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicants' plans suggest that roof-mounted equipment will be placed underneath the gablec roof within an attic area. Since the narrative failed to address this criterion, staff cannot determine whether or not this standard has been satisfied. FINDING: It is not specified within the narrative or on the plans what type and how tall the equipment is to be located on the roof, it is impossible to determine whether the applicant's proposal will adequately screen the equipment. CONDITION: Prior to the issuance of building permits, the applicant shall provide staff with construction plans that demonstrate all mechanical equipment that is mounted on the roof is screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 10 OF 29 Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted w ithin required L-1 landscape areas. The applicants' plans indicate signage on the face and in front of the building, however, sign permits were not included as part of this application request, and the proposed location is not Identified on the site plan, so staff cannot determine whether or not these standards have been satisfied. FINDING: The applicant did not adequately address signage for the proposed project, nor did they submit applications for the signage. No signage is permitted with this approval. CONDITION: Prior to placement of any signage, the applicant shall provide city staff with the appropriate application and supporting materials. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The p roposal d oes not a but a major or minor a rterial; therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, s hall a pply. T rees s hall b e p rovided at a m inimum 2 1/2-inch c aliper, a t a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a neighborhood route, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.75 , 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 11 OF 29 Access, Egress and Circulation (18.705): 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 has indicated that visual clearance standards can be met. Lancaster Engineering has prepared a traffic study for this site, dated October 28, 2003. The report states that there are no restrictions to the sight distance at the proposed access in either direction. This standard is satisfied. 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 prosed driveway is more than 150 feet from the intersection of SW Beveland Street and SW 7c�� 2 Avenue, thereby meeting the criteria. 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. Beveland is a neighborhood route, therefore the criteria does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical walkways shall be constructed between new and existing developments and neighboring developments; On-site pedestrian walkways are present between the building entrances and SW Beveland, the street that provides access and egress. The applicant has been conditioned earlier in this decision to connect the walkways to public walkways within the SW B eveland right-of-way. Walkways are connecting adjacent developments within the right-of-way. This standard is 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; There are no required walkways crossing the parking lots. A public sidewalk will cross the access into the development, but it is constructed of concrete as opposed to asphalt that will be used for paving the access and parking areas. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 12 OF 29 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, which meets the standard. 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 0-99 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 is proposing a 30-foot-wide access off of SW Beveland Street. That access is indicated on the site plan as being 30 feet wide with 30 feet of pavement. Therefore, this standard is 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 landscape plan from George Otten, a certified landscape architect. The landscape plan indicates that the applicant will be adding street trees along the frontage of the westernmost building as there are already street trees planted along SW Beveland in front of the Eastern Building by a previous street improvement. The plan indicates that Raywood Ash and Hedge Maple are the species of choice, and calls for the planting of two additional trees along the frontage in SW Beveland. The plan indicates that the trees are planted 30 feet on center and are two inches in caliper. This criterion is not satisfied. FINDING: As indicated previously, the Tigard Triangle Design Standards state that along local streets and collectors, trees shall be provided at a minimum 2'/2-inch caliper, at a maximum spacing of 28 feet. The applicants' plan calls for street trees to be planted 30 feet apart and only two inches in caliper. CONDITION: Prior to the issuance of building permits, the applicant shall provide city staff with a revised landscape plan that provides for street trees planted at a minimum 21/2-inch caliper at a maximum spacing of 28 feet. 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 subject property, and all surrounding properties are zoned MUE, but the properties to the west, north, and east of the site are developed as single-family homes. According to Table 18.745.1 of the Tigard Development Code, the proposed use must be buffered from the surrounding uses by 6-10 feet of landscaping. The applicant has proposed a six-foot buffer between the proposed use and the existing uses. The landscape plan provides for a combination of trees and shrubs. This standard is not satisfied. FINDING: The landscape buffer is proposed to be six feet in width; however, the applicant must provide a six-foot wall in addition to the trees and shrubs in order to meet the standard for a six-foot-wide buffer. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 13 OF 29 CONDITION: Prior to the issuance of building permits, the applicant shall provide staff with a revised landscape plan that either widens the landscape buffer or provides for a six-foot wall around the perimeter of the site. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking that is visible from SW Beveland Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant has proposed to screen the upper parking area b y p roviding I andscaped i slands t hat meet the 3-foot-wide minimum and containing one tree each. The number of trees being planted within and around the parking area will exceed the minimum of one (1) tree for every seven (7) spaces with low- lying ground cover and shrubs. The proposed landscaping within the project, at maturity, will provide a nice canopy effect over the parking area. The proposed landscaping is protected by a protruded curb. Therefore, this criterion is satisfied. 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 site plan submitted shows a trash enclosure but does not clearly indicate what type and how tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure(s). Screening Of Refuse Containers. Except for o ne- and t wo-family d wellings, a ny refuse c ontainer o r refuse c ollection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show a trash enclosure in a location within the parking lot that is acceptable. The applicant has also indicated that the perimeter of the enclosure would be fenced, however, the applicant has failed to address the type of fencing that would be used to enclose the enclosure. This criterion is not satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a detail that identifies the material and height of the trash enclosure. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 14 OF 29 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 not addressed Chapter 18.755. Therefore, staff cannot determine which of the 4 methods will be used to demonstrate compliance. However, the applicants' narrative has indicated that the size of the enclosure is based on the square footage of the uses, and indicates that the enclosure will be 100 square feet in size with a 10-foot-wide opening. This standard is not fully satisfied. Location Standards. To encourage its use, the storage area for source-separated recyclable 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 a fter deducting t he area used for storage. S torage areas shall be a ppropriately 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 refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. 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 Fabeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste a nd Recyclables Storage design standards, this standard h as n of been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 15 OF 29 • Prior to the issuance of building permits, the applicant shall submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for staff to determine that this standard has 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. All proposed parking is located on site, and are located well within 200 feet of either building. This criterion is satisfied. 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: T) 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 proposed between the two buildings, however it is conditioned that the lots will be consolidated and will not necessarily require joint parking agreements. If the applicant decides not to consolidate the lots, crossover easements, and joint parking agreements will be required to satisfy the standards. In a recent telephone conversation, the applicants' representative, Kirsten Van Loo, indicated that the lots would be consolidated. This criterion is inapplicable. 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 100d/0 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 in D.1.-3. above. The proposed buildings are being constructed as mixed use, and the applicant is indicating that 47 parking spaces will be provided for the development. As discussed further in this decision, the applicant has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. The minimum requirements of this breakdown are discussed in more detail later in this decision. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 16 OF 29 Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot contains a total of 47 parking spaces. Therefore, the applicant will be required to reserve 5 percent (2 spaces) of the proposed parking for carpool/vanpool parking. 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 is providing 47 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show two ADA spaces on each level. However, the dimensions that are proposed on the site plan are inconsistent, and staff cannot determine whether the spaces are compliant. This standard is not met. 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 1 8.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under the discussion related to Chapter 18.705. Compliance with the vision clearance standards are discussed later in this decision. The applicant has indicated that the access drive will be paved, and sidewalks will be concrete. This standard is 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. Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 17 OF 29 The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as will the interior drive. The interior drive needs arrows showing direction of vehicular traffic. 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 is providing four-inch curbs on the perimeter of the parking areas; however, the applicant has not provided sufficient area for landscaping if this area is deducted from the landscape requirement. Wheel stops should be provided three feet back from the curb. This criterion is not satisfied. 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 indicate that the standard parking spaces will be 8.5 feet wide, 18.5 feet deep, a nd 7 .5 feet wide feet b y 1 6.5 feet deep for compact s paces. T he a ccess a isle i s proposed to be 27 feet wide. The applicants' proposal indicates that there will be 47 spaces. The applicant indicates that there will be a combined total of 25 standard and van accessible spaces, and 24 compact spaces. 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 site plan indicates 8-bicycle parking spaces within 30 feet of the primary entrance to the first floor. This standard is satisfied. Bicycle Parking Design Requirements: Section 18.765.050.0. 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 SDR2003-00016/CLARKE OFFICES PAGE 18 OF 29 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. 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. The applicant has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. According to Table 18.765.2 of the Tigard Development Code, and using the standards for determining the parking requirements for mixed use developments as described earlier in this decision, the applicants' proposal would require a minimum of 5 bicycle parking spaces. This standard is satisfied. 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 identifies the minimum and maximum amount of parking required or allowed per use. However, the proposal is for two mixed use buildings. The applicants' representative has indicated that there will be 4,000 square feet devoted to medical offices, 6,000 square feet to standard offices, 4,000 square feet to retail uses, and 1,000 square feet to storage. Utilizing the standards for determining the parking requirements for mixed use developments as described earlier in this decision, the applicants' proposal would require a minimum of 44 parking spaces and a maximum of 55 parking spaces. The applicant indicates that there will be a total of 47 parking spaces. This criterion is satisfied. Off-Street Loading Spaces: Commercial, i ndustrial a nd i nstitutional b uildings o r s tructures to be b uilt o r a Itered 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 applicants' representative has indicated in the narrative that the building will not receive or distribute material or merchandise by truck. The major users of these buildings are to be medical and standard office. These uses by their nature tend not to distribute material or merchandise by truck. This criterion is satisfied. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the condition listed below, the standards can be satisfied. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with all of TDC Chapter 18.765. The plan shall provide for wheel stops, circulation markings, and dimensions of the ADA accessible spaces. The project shall reserve 5 percent of the proposed parking for carpool/vanpool parking as close to the buildings as required, and these spaces shall be clearly labeled. The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows, and the plan shall provide a detail of the bicycle rack. Should the applicant choose to include eating and drinking establishments within this development, a minor modification will be required to ensure that the parking requirements remain satisfied. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 19 OF 29 The signage has been discussed previously in this decision. As indicated, the proposed signage has not been applied for nor adequately addressed within the narrative. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because 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. The applicant has provided an arborist report dated December 11, 2003 from Raymond Myer, certifiec arborist from Tree Care and Landscapes Unlimited. In the report, the arborist states that there are a total of 23 trees on both sites greater than six inches in diameter at 4 feet above grade (DBH). The report also states that six of the trees are considered hazardous, that ten of the trees are less than twelve inches at DBH, and that the seven remaining trees will be removed to accommodate construction. Removal of the seven trees to accommodate construction represents 100% of the viable and healthy trees over twelve inches that are on site. Since the applicant is retaining less than 25% of the trees over twelve inches on site, he/she is required to mitigate 100%. The applicant is required to mitigate for 131 inches to offset the impacts created by the loss of the seven trees that are being removed to accommodate construction. The applicants' narrative addresses mitigation, the landscape plan addresses mitigation, and the arborists' tree plan addresses the need for mitigation; however, none of these statements address mitigation separate of required landscaping, and all of their numbers are conflicting. The required amount of mitigation is 131 inches. Required street trees and landscaping does not count towards the mitigation requirement. This standard is not satisfied. FINDING The applicant has provided a tree plan and arborist report to address the removal of trees on site. The mitigation has not been appropriately addressed; therefore, the following conditions shall apply to ensure that proper mitigation of 131 inches is achieved. CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Prior to the issuance of building permits, the applicant shall provide staff with a tree mitigation plan for 131 inches. Said mitigation shall be in addition to the required landscaping, and shall be planted on site, or within a city receiving area to be determined by the City Arborist, or paid as a fee in-lieu of replacement to the City of Tigard at a cost of$125 a caliper inch. Visual Clearance Areas (18.795): Chapter 1U.7B5 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 SDR2003-00016/CLARKE OFFICES PAGE 20 OF 29 The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (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 p reviously in this d ecision a nd, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. This standard is satisfied. 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; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures s hall b e p rovided i n a reas having h eavy p edestrian o r 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. Windows are oriented towards the parking lot and the street. Light fixtures are not shown or described on the applicant's plans. The applicant will need to submit revised site or elevation plans that show light fixtures for the parking lots and walkway areas. FINDING: If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a detailed lighting plan for the exterior of the building and parking areas. Said plan shall not allow light to go beyond the property line and produce glare on adjoining properties. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 21 OF 29 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 site has frontage on SW Beveland Street. There are no Tri-met transit routes on SW Beveland or within 900 feet of this proposal. Tri-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, this standard is satisfied. D. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets improvements: Section 1 8.810.030.A.1 s tates t hat s treets within a d evelopment a nd s treets a djacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-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 Beveland, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of right-of-way (ROW), according to the most recent tax assessor's map. SW Beveland is currently improved. In order to mitigate the impact from this development, the applicant should remove the existing driveways and construct new approach. The applicant shall also install street trees along the frontage. 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. There are existing sidewalks and planter strips along the project frontage. The sidewalk will have to be replaced if damaged or removed when the driveways are removed and/or constructed. 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 p rovisions s et forth i n Design a nd Construction S tandards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 22 OF 29 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 8-inch line in SW Beveland Road. There is an existing lateral to the east parcel and the applicant's plans show a new lateral from the existing manhole to the western parcel. This site, comprised of 2 lots, is located in Sanitary Sewer Reimbursement District #15. Any unpaid assessments would have to be paid prior to issuance of a building permit. The applicant should contact Greg Berry, Utility Engineer, City of Tigard, for the current assessment for these lots. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for S anitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's construction plans shall address upstream drainage from properties to the north. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show that storm water runoff will be collected, detained and treated on- site prior to release into the public system in Beveland Road. The applicant's engineer has calculated the runoff for pre and post 2, 5, 10 and 25 year storms. Detention will be provided by installation of an oversized pipe. Water quality will be provided by installing a Storm water Management catch basin storm filter. The applicant will have to provide a copy of a maintenance agreement with Storm water Management with their PFI submittal. 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. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 23 OF 29 According to the Transportation System Plan, there are no proposed bikeways or pedestrian paths planned for this area. This criterion is not applicable. 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 w hen 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. A n 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 no existing overhead utility lines adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a Trip Generation and Distribution Assessment, dated October 28, 2003. Lancaster analyzed two key intersections: SW 72nd Avenue/SW Dartmouth Street SW 68th Avenue/SW Dartmouth Street These two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was Babies R Us. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68t Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using the same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as part of the Babies R Us traffic report. That report anticipated more build- out of the triangle area, including the Tri-County site at 72nd/Dartmouth. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 24 OF 29 Lancaster's report,, shows that this project will generate 17 PM peak hour trips at the intersection o f 7 2n A venue/Dartmouth Street. With a total e ntering volume (TEV) of 2 ,555 vehicles, the project impact is 0.67%. Therefore, based on simple proportions, t e project contribution to this intersection is $12,097.00. Likewise, the Lancaster report shows that the project will generate 10 PM peak hour trips at the intersection of 68 Avenue/Dartmouth Street. With a TEV of 2,660 vehicles, the impact from this development is 0.38%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $5012.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: The site is located within the Tualatin Valley Water District (TVWD). There is an existing 12-inch water line in Beveland Road. The applicant has indicated that the buildings will be sprinkled, but a fire service vault is not shown on the plans. The applicant needs to have TVWD review and approve the plans for the meters and fire service line. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 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. 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. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review the grading/erosion control plan. An NPDES permit is not required, as the development will not disturb more than one acre. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 25 OF 29 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 s hall b e assessed. T his fee s hall b e p aid to the City p rior t o issuance o f building 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 $46,170. 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 $144,281 ($46,170 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 $98,111. The applicant has been conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is expected to be as follows: NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 26 OF 29 Total impacts $144,281 Less TIF $ 46,170 Less SiRnalization fees 17,109 Total Unimitigated impacts 81,002 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and offered the following comment: The buildings appear to be close to the property lines. Firewall and parapets will be required. The City of Tigard Public W orks Department has reviewed the proposal and have no objections to it. The City of Tigard City Arborist has reviewed the proposal and suggested that the applicant may want to either transplant the dogwood in front of the western house or try and sell it to either Terry Hickman at Big Trees Today at (503) 640-2877, or Joseph Harrity at Harrity Tree Specialists at (503) 331-0452. The City of Tigard Police Department has reviewed the proposal and offered the following comment: Request detailed lighting plan for perimeter of the structures and the parking areas. The City of Tigard Water Department has reviewed the proposal and found that the project is outside their service area and in TVWD jurisdiction. SECTION IX. AGENCY COMMENTS Clean Water Services has reviewed the proposal but offered no comments Tualatin Valley Water District has reviewed the proposal and stated that they have no objections to the project. The Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 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 50,000 pounds live load (gross vehicle w eight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 27 OF 29 Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901 .4.5.2) 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. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not 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. Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 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. (UFC Sec. 901.4.3) A fire hydrant shall be located within 70 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. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 28 OF 29 Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) contact Eric McMullen at (503) 612-7010 with any questions regarding the above comments. Tri-Met has reviewed the proposal, but did not offer any comments. SECTION X. 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 MARCH 11, 2004 AND BECOMES EFFECTIVE ON MARCH 26, 2004 UNLESS AN APPEAL IS FILED. AAp e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON MARCH 25, 2004. 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. 8-n-34 March 11, 2004 PREPARED BY: Brad Kilby DATE •ciate Planner March 11, 2004 APPROVED BY: Richard Bewer o DATE Planning Manager NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 29 OF 29 ...,~1 DARTMOUTH ST CITY of TIGARD — - - GEOGRAPHIC INFORMATION SYSTEM 1 H----- IN "-----L_____ VICINMf MAI) : - � �� _ ELMHURSTQ •T I SDR2003-000 16 II o0 ��..� HERMOSO �° CLARKE OFFICES ' ;' FRANKLIN ST illaral 8EWt,aNa Ste` I II main , boa. AND ST a ;J, 1 A 'Sf R' ao — .- _ _ . 1Ll GONZAGA . ST i N'8=--.'.7.f'0,,,2,-__<"/ ■ f BEB..NO P°.-/ DyiiFlAM CO RIM 1 ` IIIJJJJ Tigard Area Map 1 ! S/. SW 11111 - �12�k HAMPTON •ST • FR\T\� N _______ , _......_ 0 100 200 300 400 500 Feet u H i 1"=387 feet a.>_Y ,,III, 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 CO (0 Tigard,OR 97223 /� (503)638-4171 1 _ _ ../ httpl/www.d.tigard.Or.us Community Development Plot date:Feb 10,2004;C:\magic\MAGIC03.APR HERMOSO PARK 11 12 13 14 - S 1... S lai f1 i „'71.4.:_i 1 /y � T l y ; i 18 i I s 7;1 I .�« 1 _ : ----"----- I (/' J�jj�� i s I I Sri' _ ---- liii W 1 i v I \ �� I 28 29 _I --- --------+ 30 isia jl CITY OTIGARD CITY OF TIGARD T __ SDR2003-00016 SITE PLAN N CLARKE OFFICES (Map is not to scale) • Diversified Construction of Oregon, Inc. SDR2003-00016 EXHIBIT Attn: Tom Clarke CLARKE OFFICES 12448 SW Orchard Hill Road "NOTICE OF DIRECTOR'S DECISION" Lake Oswego, OR 97035 Patrick Gilroy 11412 SW Oak Creek Drive Portland, OR 97219 CES/NW Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 AFFIDAVIT OF MAILING CITY OF TIGARD Community Development Shoping 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: APVropnate Box(s) © NOTICE OF DECISION FOR: SDR2003-00016/CLARKE OFFICES ❑ 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 March 11,2004, and deposited in the United States Mail on March 11,2004, postage prepaid. r Awl .14/e•//ti1P- ' e /e7&& (Person that 'repare• oti1 ) 57,,i?E OAF O4pfGON ) County of Washington )ss. City off Egan( ) Subscribed and sworn/affirvfied before me on the r.Y day of , 2004. } • :;p OFFICIAL SEAL 1J J BENGTSON 1� 0 • •' NOTARY PUBLIC-OREGON O COMMISSION NO.368086 ROTA LI .0 ►RIGOR MY COMMISSION EXPIRES APR.27,2007 "1—J-7-0 �- - ,- My Commission Expires: FXHIBIT NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00016 CITY OF TIGARD Communzty CLARKE OFFICES s pn Co gA43ettermmun r tty 120 DAYS = 5/25/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CLARKE OFFICES CASE NO.: Site Development Review (SDR) SDR2003-00016 PROPOSAL: The applicant is requesting Site Development Review approval to demolish two existing single-family homes, and construct two 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. APPLICANT\ Diversified Const. of Oregon, Inc. OWNER 2: Patrick Gilroy OWNER 1: Attn: Tom Clarke 11412 SW Oak Creek Drive 12448 Orchard Hill Road Portland, OR 97219 Lake Oswego, OR 97035 APPLICANT'S CES/NW REP.: Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 11, 2004 AND BECOMES EFFECTIVE ON MARCH 26, 2004 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 25, 2004. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223, or by email to bradley(a ci.tigard.or.us. r - -- - M 1luARD VICINITY MAP `I ' _ SDR2003-00016 T 6T_ a1 \ --� 1 ��- , r 1 __i $ :CLARKE OFFICES T 1 1 j 10H, ------(--I1 _ 1 i� ' -\ 'LL2ILJL---- ..):=-- , !, , , —1 I I— I III ' -' I 440 ,4, MIR .,_,. 2—./— I, c. ,.,_ . /I _ 1_� ..�.r< 511----------1 7 FINN.TON ._.. gr • ,„, _______,'---j-&-_,ST N._J N\ N T,\ II I I Tim Mr 1 City of np.d -I HERMOSO PARK .1 12 13 14 i,, Tyr; G- _ 18 ._±_I 11 i!" 1. , ii 15 a — —_____ I I_ -Av. , . 28 ----, ----1 29 -30 i I .hik. CITY OF TIGARD I SDR2003.00016 SITE PLAN N CLARKE OFFICES is not to scale • 2S101AB-02201 2 101AB-02707 EXHIBIT ANDRUS MICHAEL R& EA E H DWARE&GARDEN INC ANDRUS NANCY A ATTN: X DEPT(TA3) 7155 SW BEVELAND ST PO OX 1 TIGARD, OR 97223 ORTH WIL SBORO,NC 28656 25101AB-02100 25101AC-01900 ANDRUS MICHAEL RYAN E•. E HARD •RE&GARDEN INC 7155 SW BEVELAND ST ATTN: ' ; DEPT(TA3) PORTLAND, OR 97223 PO :% 1 1 �RTH WIL • ;BORO, NC 28656 25101AB-01100 2 01AB-02702 BAUER DANIEL E & EAG HARD ARE&GARDEN INC BAUER BARBARA G ATTN: DEPT(TA3) 12335 SW 72ND AVE PO :% 111 PORTLAND, OR 97223 •RTH WILKES:ORO, NC 28656 2S101AB-02000 2S101AB-02705 BERMAN JOHN M& E• E HARD,.•RE&GARDEN INC SUMMERS MICHAEL L ATTN: ' •EPT(TA3) 7175 SW BEVELAND RD#210 PO BA 1 • TIGARD, OR 97223 .-TH WILKE :ORO, NC 28656 2S101AB-01800 2S101AB-02706 BOEHM GENE G BEATRICE G E• LE HARD FARE&GARDEN INC 7380 SW HERMOSA WAY ATTN: • DEPT(TA3) TIGARD, OR 97223 PO :le 1 4RTH WIL . BORO, NC 28656 2S101AB-01200 2S101AB-01600 BOENNIGHAUSEN LIVING TRUST ERDLE WILLIAM J BY ROGER P BOENNIGHAUSEN TR 7405 SW BEVELAND RD 1982 STONECREST CT TIGARD,OR 97223 VISTA, CA 92081 2S101AB-02704 2S101AB-01602 CAYTON CAROL J LIVING TRUST GIBSON KLAUS P&CORNELIA BY CAYTON CAROL J TR 10904 SW PARKWOOD CT 7772 NORTH AMETHYST DR WILSONVILLE,OR 97070 TIGARD,WA 84770 2S101AB-01606 2S101AB-01604 CLARKE THOMAS C&SUSAN L GILROY PATRICK D 7355 SW BEVELAND ST 11412 SW OAK CREEK DR PORTLAND, OR 97223 PORTLAND,OR 97219 2S101AB-01403 2S101AB-00600 COLWELL GREGGORY W GUILLEUX FEMY 7435 SW HERMOSO WAY 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB-02701 2S101AB-00801 EAGLE HARDWARE&GARDEN INC HAMPTON PARK LLC ATTN: TAX DEPT(TA3) BY COHEN FINANCIAL PO BOX 1111 2 NORTH LASALLE ST#800 NORTH WILKESBORO, NC 28656 CHICAGO, IL 60602 • • 2 101AB-00900 2 01AB-01400 H PTO ARK LLC MAR e'DON R BY C N FINANCIAL 8565 ' :'RBUR BLVD 2 NOT SALLE ST#800 Pe'TLAND, • 97219 ICAGO, I 60602 2S101AB-01008 2S101BA-00401 H• PTON 'ARK LLC MARTIN GORDON R&SHEILA BY C•• N FINANCIAL 8565 SW BARBUR BLVD 2 N S T H .•SALLE ST#800 PORTLAND,OR 97219 G CAGO, IL 60602 2S101AB-01603 2S101BA-00400 HARLAN BRIAN&MAI MARTIN GORDON S 7270 SW HERMOSO WAY 12265 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-00700 2S101AB-02703 HERAS MIGUEL RAMON MCCAFFERY HUGH R& NANCY J TRS ELAINE C 7450 SW BEVELAND ST STE 100 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01401 HERMOSO LLC PHILLIPS JASON E/CAROLYN L PO BOX 1876 1535 ROSEMONT DR LAKE OSWEGO, OR 97035 WEST LINN,OR 97068 2S101AB-01501 2S101AB-01607 JOENS JOHN D MARJORIE A RAND STEPHEN C PMB 130 7540 SW HERMOSO WAY 944 VETERANS WAY#105 TIGARD,OR 97223 REDMOND,OR 97756 2S101AB-01300 2S101AB-01700 LAURENS MICHAEL F ROTH ALAN D AND LINDA A PO BOX 1231 7420 SW HERMOSO WAY BEND, OR 97709 TIGARD,OR 97223 2S101AB-01402 2S101AC-00600 LYMAN RODNEY C MARGARET ROTH JACOB T JR&THERESA A 7720 SW ELLMAN LN 12600 SW 72ND AVE DURHAM,OR 97224 TIGARD,OR 97223 2S101BA-00300 2S101AB-01605 MARTIN GORDON R ROVIG CAROLE A 8565 SW BARBUR BLVD 7460 SW HERMOSO WAY PORTLAND, OR 97219 TIGARD,OR 97223 2 1016A-0040 2S101AB-01609 MA IN RDON R TRIANGLE PROPERTIES 856 BARBUR BLVD 7505 SW BEVELAND RD RTLAN OR 97219 TIGARD,OR 97223 • 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD, OR 97223 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON, OR 97007 2S101AB-02708 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND, OR 97223 2 101 AB-01900 W TH•• LLC 12465 ", 72ND AVE PP-TLAN•, •R 97223 2S101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 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 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 15-Jan-04 AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shapingf(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 PENDING LAND USE APPLICATION FOR: SDR2003-00016/CLARKE OFFICES 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 February 11,2004, and deposited in the United States Mail on February 11,2004, postage prepaid. isJ ∎D7 (Person that Pre re. Notice) f ,SATE OAF OGON ) County of Washington ss. City Subscribed and sworn/affinrned before me on the day of ra9rCY-45 , 2004. OFFICIAL SEAL J BENGTSON NARY PUBL •OREGON COOTMMISSION ICNO.368086 MY COMMISSION EXPIRES APR.27,2007 4WON My Commission Expires: -/,9-7/0 7 EXHIBIT, NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION AL SITE DEVELOPMENT REVIEW CITY OF TIGARD Community Development Shaping)/Better Community DATE OF NOTICE: February 11, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00016 Type II Land Use Application FILE NAME: CLARKE OFFICES PROPOSAL: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. 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 FEBRUARY 25, 2004. All comments should be directed to Brad Kilby, 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 bradlev(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 MARCH 5, 2004. 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. 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." —. CITY OI TIGR �- 11� ��y�R Opp VICINITY MAP its TT_ST SDR2003 00016 % •••aIli�r CLARKE OFFICES I � \��.\ i-�_ �- ST i s:`- 1 1 1 1 • ~ I . ITr4I , ,, 11 _ ; 1 , 7.-si::.,4_, El, , i- , ---� kv 4 _,\� / HAMPTON ST N no soo MD Rai __- iik _ �i ..x.r ‘ Cityof Tiprd ...y® MU ...._,p moo...■ • 2S 101 AB-02201 2 101AB-02707 EXHIBIT ANDRUS MICHAEL R& EA E H DWARE&GARDEN INC ANDRUS NANCY A ATTN: X DEPT(TA3) 7155 SW BEVELAND ST PO X 1 TIGARD, OR 97223 ORTH WIL SBORO, NC 28656 2S101AB-02100 2S101AC-01900 ANDRUS MICHAEL RYAN E•. E HARD• •RE&GARDEN INC 7155 SW BEVELAND ST ATTN: ' ; DEPT(TA3) PORTLAND, OR 97223 PO :. 1 1 RTH WIL BORO,NC 28656 2S101AB-01100 2 01AB-02702 BAUER DANIEL E & EAG HARD •TARE&GARDEN INC BAUER BARBARA G ATTN: •• PEPT(TA3) 12335 SW 72ND AVE PO :s 111 PORTLAND, OR 97223 •RTH WILKES:ORO,NC 28656 2S101AB-02000 2S101A8-02705 BERMAN JOHN M& E• E HARD•••RE&GARDEN INC SUMMERS MICHAEL L ATTN: ' •, •EPT(TA3) 7175 SW BEVELAND RD#210 PO Bi 1 • TIGARD, OR 97223 .-TH WILKE :ORO, NC 28656 2S101AB-01800 2S101AB-02706 BOEHM GENE G BEATRICE G E• LE HARD FARE&GARDEN INC 7380 SW HERMOSA WAY ATTN: ; DEPT(TA3) TIGARD, OR 97223 PO :: 1 4RTH WIL • BORO, NC 28656 2 S 101 AB-01200 2 S 101 AB-01600 BOENNIGHAUSEN LIVING TRUST ERDLE WILLIAM J BY ROGER P BOENNIGHAUSEN TR 7405 SW BEVELAND RD 1982 STONECREST CT TIGARD,OR 97223 VISTA,CA 92081 2 S 101 A B-02704 2 S 101 AB-01602 CAYTON CAROL J LIVING TRUST GIBSON KLAUS P&CORNELIA BY CAYTON CAROL J TR 10904 SW PARKWOOD CT 7772 NORTH AMETHYST DR WILSONVILLE,OR 97070 TIGARD,WA 84770 2S101AB-01606 2S101AB-01604 CLARKE THOMAS C&SUSAN L GILROY PATRICK D 7355 SW BEVELAND ST 11412 SW OAK CREEK DR PORTLAND, OR 97223 PORTLAND, OR 97219 2 S 101 A B-01403 2S 101 AB-00600 COLWELL GREGGORY W GUILLEUX FEMY 7435 SW HERMOSO WAY 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB-02701 2S101AB-00801 EAGLE HARDWARE&GARDEN INC HAMPTON PARK LLC ATTN.TAX DEPT(TA3) BY COHEN FINANCIAL PO BOX 1111 2 NORTH LASALLE ST#800 NORTH WILKESBORO, NC 28656 CHICAGO, IL 60602 2 101AB-00900 2 01AB-01400 H PTO ARK LLC MAR e'DON R BY C N FINANCIAL 8565 I :•RBUR BLVD 2 N2KT SALLE ST#800 Po'TLAND, • 97219 ICAGO, I 60602 0101AB-01001 281018A-00401 H• PTON °ARK LLC MARTIN GORDON R&SHEILA BY C•.'N FINANCIAL 8565 SW BARBUR BLVD 2 N•`TH .•SALLE ST#800 PORTLAND,OR 97219 C- CAGO, IL 60602 2S101AB-01603 2S101BA-00400 HARLAN BRIAN&MAI MARTIN GORDON S 7270 SW HERMOSO WAY 12265 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-00700 28101AB-02703 HERAS MIGUEL RAMON MCCAFFERY HUGH R&NANCY J TRS ELAINE C 7450 SW BEVELAND ST STE 100 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 28101AB-01401 HERMOSO LLC PHILLIPS JASON E/CAROLYN L PO BOX 1876 1535 ROSEMONT DR LAKE OSWEGO,OR 97035 WEST LINN,OR 97068 2S101AB-01501 2S101AB-01607 JOENS JOHN D MARJORIE A RAND STEPHEN C PMB 130 7540 SW HERMOSO WAY 944 VETERANS WAY#105 TIGARD,OR 97223 REDMOND, OR 97756 2S101AB-01300 2S101A8-01700 LAURENS MICHAEL F ROTH ALAN D AND LINDA A PO BOX 1231 7420 SW HERMOSO WAY BEND, OR 97709 TIGARD,OR 97223 2S101AB-01402 2S101AC-00600 LYMAN RODNEY C MARGARET ROTH JACOB T JR&THERESA A 7720 SW ELLMAN LN 12600 SW 72ND AVE DURHAM,OR 97224 TIGARD,OR 97223 2S101BA-00300 2S101AB-01605 MARTIN GORDON R ROVIG CAROLE A 8565 SW BARBUR BLVD 7460 SW HERMOSO WAY PORTLAND,OR 97219 TIGARD,OR 97223 2.101 BA-0040 2S101AB-01609 MA' IN e•RDON R TRIANGLE PROPERTIES 856 BARBUR BLVD 7505 SW BEVELAND RD •4RTLAN► OR 97219 TIGARD,OR 97223 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD, OR 97223 25101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON, OR 97007 25101AB-02708 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND, OR 97223 2 101 AB-01900 W TH•' LLC 12465 1-4 72ND AVE Pe'TLAN•, •R 97223 2S101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD, OR 97223 Diversified Construction of Oregon, Inc. Attn: Tom Clarke 12448 SW Orchard Hill Road Lake Oswego, OR 97035 CES/NW Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 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 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 15-Jan-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.: SDR2003-00016 Land Use File Name: CLARKE OFFICES I, Brad Kilby, 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) 1305 '135,5 Su) &_,s,c ,_p1JD S4. and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the_ i3{'' day of co,f•l)r t , 2004. / sa Signa ure of Person Who P ormed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the d3.-d- day of ! C 1)44-A"4-1) , 20 o •` OFFICIAL SEAL C/��� �7 GF rt;YL A CAI,NES nJOr;,r�r PL;fJL' oracc0N NOTARY PUBLIC OF OREGON �'' COi1�ih9tSioPJ AI MY COMMIssIGN EXPIRES AUG7ia�2oo� My Commission Expires: A ,it-3+ W ,R� h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc CLARKE OFFICES SITE DEVELOPMENT REVIEW (SDR) 2003 -00016 ' REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38, 158 square feet. LOCATION : 7305 and 7355 SW Bevelanr' Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.75 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Brad Kilby, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by e-mail to bradley(a�ci.tigard.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. --- — - - 1 --- MOUTH CTS ,_ -- _� DAR\ I "OU •• S 1 6EOOR�PHIC INFORMATION SYSTEM -J — — R� (5��) FOR Tom Clarke -. I Clarke Offices S': zZ`C ¢ yR I I � � RE: 2S 101 AB; 1 604 1 606 ; `- 1 T ' s s�M1n111i! _ f � ' sew u Pnperty owner information _ » � — ; is valid for 3 months from : � 3„ >� ; the date printed on this map. x Z w i .rµ F 1.I I LAND ST • ti 1 ,'''''''";`.%.',-"g- ' ':-t1' ,1:'.,"... 4 , .,.,,,„,,,,,;,:lif!,,,,,,,, ,-,,,, .,„,„,.. ,,,, ,,- .,,, . 4 Fu 33 t. ` n . ,,,,._,,,.,...„, ,,,,. ,,,,,..: , . .,, , ';'-',,,,„-:,t',4e--',..'',i.*:-.---kitr E� : • A. 0 100 200 390 Feel std �, L e 1...256 teee a�lrraw Z � A GONZAGA ST 1>l IP . -----T , max,, . �y City of Tigard 511p�1ld�,v�lfl02dh,'NSIm the Is fa' s s only SOn \ e — 73125$W Hall Bhq TgarQ OR 97223 (503)639.4171 MIP�I+ww.d.tlpaW Onus ,community Development Plot date:Jan 27,2004;C:Imagic\MAGIC03.APR 2S 101 AB-02201 2 101 AB-02707 ANDRUS MICHAEL R& EA. E H DWARE&GARDEN INC ANDRUS NANCY A ATTN: ' DEPT(TA3) 7155 SW BEVELAND ST PO =•X 1 TIGARD,OR 97223 •RTH WIL SBORO,NC 28656 2S101AB-02100 2S101AC-01900 ANDRUS MICHAEL RYAN E E HARD RE&GARDEN INC 7155 SW BEVELAND ST ATTN: EPT(TA3) PORTLAND, OR 97223 PO 1 TH WIL BORO, NC 28656 2S101AB-01100 2. 01AB-02702 BAUER DANIEL E& EA HARP 'ARE&GARDEN INC BAUER BARBARA G ATTN: DEPT(TA3) 12335 SW 72ND AVE PO :% 111 PORTLAND,OR 97223 •RTH WILKESBORO,NC 28656 2S101AB-02000 S101AB-02705 BERMAN JOHN M& E • E HARD , RE&GARDEN INC SUMMERS MICHAEL L ATTN: • 4.. •EPT(TA3) 7175 SW BEVELAND RD#210 PO Be 1 TIGARD, OR 97223 :'TH WILKE :ORO, NC 28656 2 S 101 AB-01800 2S101 AB-02706 BOEHM GENE G BEATRICE G LE HARP 'ARE&GARDEN INC 7380 SW HERMOSA WAY ATTN: :. DEPT(TA3) TIGARD,OR 97223 PO :! 1 RTH WIL • BORO,NC 28656 25101AB-01200 2S101AB-01600 BOENNIGHAUSEN LIVING TRUST ERDLE WILLIAM J BY ROGER P BOENNIGHAUSEN TR 7405 SW BEVELAND RD 1982 STONECREST CT TIGARD,OR 97223 VISTA,CA 92081 2S101AB-02704 2S101AB-01602 CAYTON CAROL J LIVING TRUST GIBSON KLAUS P&CORNELIA BY CAYTON CAROL J TR 10904 SW PARKWOOD CT 7772 NORTH AMETHYST DR WILSONVILLE,OR 97070 TIGARD,WA 84770 2S101AB-01606 2S101AB-01604 CLARKE THOMAS C&SUSAN L GILROY PATRICK D 7355 SW BEVELAND ST 11412 SW OAK CREEK DR PORTLAND, OR 97223 PORTLAND,OR 97219 2S101AB-01403 2S101AB-00600 COLWELL GREGGORY W GUILLEUX FEMY 7435 SW HERMOSO WAY 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB-02701 2S101AB-00801 EAGLE HARDWARE&GARDEN INC HAMPTON PARK LLC ATTN:TAX DEPT(TA3) BY COHEN FINANCIAL PO BOX 1111 2 NORTH LASALLE ST#800 NORTH WILKESBORO, NC 28656 CHICAGO,IL 60602 2 101AB-00900 2 01AB-01400 H PTO ARK LLC MAR e'DON R BY C N FINANCIAL 8565 =•RBUR BLVD 2 NORT SALLE ST#800 PORTLAND, •- 97219 C iICAGO, I 60602 2S101AB-0100 2S101BA-00401 H PTON/RK LLC MARTIN GORDON R&SHEILA BY C N FINANCIAL 8565 SW BARBUR BLVD 2 N TH SALLE ST#800 PORTLAND,OR 97219 CAGO, IL 60602 2S101A8-01603 2S101 BA-00400 HARLAN BRIAN&MAI MARTIN GORDON S 7270 SW HERMOSO WAY 12265 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-00700 2S101AB-02703 HERAS MIGUEL RAMON MCCAFFERY HUGH R&NANCY J TRS ELAINE C 7450 SW BEVELAND ST STE 100 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01401 HERMOSO LLC PHILLIPS JASON E/CAROLYN L PO BOX 1876 1535 ROSEMONT DR LAKE OSWEGO, OR 97035 WEST LINN,OR 97068 23101AB-01501 2S101AB-01607 JOENS JOHN D MARJORIE A RAND STEPHEN C PMB 130 7540 SW HERMOSO WAY 944 VETERANS WAY#105 TIGARD,OR 97223 REDMOND, OR 97756 2S101A8-01300 2S101AB-01700 LAURENS MICHAEL F ROTH ALAN D AND LINDA A PO BOX 1231 7420 SW HERMOSO WAY BEND, OR 97709 TIGARD,OR 97223 25101AB-01402 2S101AC-00600 LYMAN RODNEY C MARGARET ROTH JACOB T JR&THERESA A 7720 SW ELLMAN LN 12600 SW 72ND AVE DURHAM, OR 97224 TIGARD,OR 97223 2S101BA-00300 2S101AB-01605 MARTIN GORDON R ROVIG CAROLE A 8565 SW BARBUR BLVD 7460 SW HERMOSO WAY PORTLAND, OR 97219 TIGARD,OR 97223 2 101BA-0040 2S101AB-01609 MA IN RDON R TRIANGLE PROPERTIES 856 BARBUR BLVD 7505 SW BEVELAND RD RTLAN OR 97219 TIGARD,OR 97223 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON, OR 97007 25101AB-02708 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND. OR 97223 2 101AB-01900 W TH• LLC 12465 72ND AVE PP'TLAN•, •R 97223 2S101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 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 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 15-Jan-04 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION .4l 4!!. 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 97223 Community (Development Shaping Better Community PHONE: 503-639-4111 FAX. 503-684-1291 (Attn: Patty/Planning) R4E ' @1 O ERTY OWNER MAIfl1ii? 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: <S 1 0//4 IIeD4d/6,j) INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: /07 YdA-1/2/ PHONE: 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 person will be called to pick up their request that will be placed in "Will Cali' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. I *EXAMPLE* COST FOR THIS REQUEST 'I`i` 4 sheets of labels x$2/sheet= $8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet= $ 1p x sets = 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 /sheet(s)of labels x$2/sheet foy CIT area=$ x sets-- GENERATE LIST =$11.00 ./ GENERATE LIST TOTAL =$31.00 0 5 TOTAL =$ 5035981960 it}•_4.!:L lo.Z 15 15 FAX $035951960' CITY OF TIGARD 001 PRE-APR HELD BY: - CITY OF TIGARD PLANNING DIVISION if 13125 SW HALL BOULEVARD TIGARD, OR 97225-8189 ' 503.639.4171/503.684.7297 ■ f CITY OF TIGARD OREGON { LAND USE PERMIT APPLICATION fi;e # ,SDFZot4o3-odo I co Other Case# PRA- acb3-000 4-7 Dag 11 Qolv3 , By' C- y Receipt# °x°°3`5°47 City ! I Urb ❑ Date Complete' TYPE OF PERMIT YOU ARE APPLYING FOR E Ad;.:st,rentiVanance (I or II) El Minor Land Partition (II) ❑Zone Change(Ill) Ci Cornorehenslie Plan Amendment (IV) ❑ Planned Development (HI) El Zone Change Annexation (IV) Conditional Use (III) Ali ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment(IV) rlstoric,Overlay(II or III) ® Site Development Review(II) r J Home Occupation (II) ❑Subdivision (II or III) - ., --•-• • - • • ■- •.ressr ava aal e 7305 & 7355 SW Beveland Street 2S1 01 AB - 1604 & 1606 r707 .;77:. ----701C/TRUTIXSETFTCATIMI +/-1 acre M[1E Diversified Cosntruction Of Oregon, Inc. 12448 SW Orchard Nill Road Lake Oswego, OR 97035 FA)CNU. 503-293-1226 503-293-1536 ` Rirlta^�yYcoN'rALrPER:3UN _ 1FT-1oNE NO. Tom Clarke • • • • •'.c Is I more i an One - Clarke / Gilroy - see attached list rt7b 17 TLFZIFT • �Flv"v=tiCT FAX-N07-' "'•er the owner and the applicant are different people, the applicant must be pp purchaser of record or a lessee it po•.session with written authorization from the owner or an agent of the owner. Th ners must sign this application in the ;:ak,e provided on the back of this form or submit a written authorization with this application. r' '.;475UMA ease a spec c AIM" ' . _,. __ Remove 2 existing dwellings and replace with 2 office buildings APPLICATIONS WILL NOT ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENT S�M DCSCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. SENT BY: HP LASEAJET 3150; 5032255529; SEP-5-03 4:12PM; PAGE 5/5 1/00/00 12: P e$1,4 "• _ " ins? 13:ld FAX 5035:if:U p CITY OF TIGARD 21002 ti..tE APQIzcANT SHALL CEETJY THAT' + 'r tr±F, application iS granted, the applicant shaft exercise the rights granted in accordance with the '.crisis and subject to all the conditions and limitations of the approval. • All 'he above statements and the statements in the plot plan, attachments, and exhibits !ransmitted herewith, are true: end the applicants so acknowtedge that any permit issued. based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria. and understands the requirements for approving or denying the application(s). SIGNATURES OF EAC 1 OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. .00111111111.011 /eY Own'is Sig •t r • Da G� '? j Owns *Signxtu a Dote , l Owncr'� Signature Date Uwnor's Signature Date OvirnOr's Signature Date • Ai pticanl Agent/Repra$entative's Signature Date Appl lcant/Agent/Representattve's Signature Date • • • 01/00/00 1'7 "10A P.004 • 2 '2(!yl. 1:1 16 FAX 5O3595196u CITY OF TTGARD f 1QO2 TOE APPLICANT SHALL CERTIFY THAT: + th►, application is granted, the applicant shall exercise the rights granted in accordance with the '^rrtm5 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 'ransmitted herewith, are true: and the applicants so acknowledge that any permit issued, based xi 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). SIC;NATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Own'is Sig •ture - Da - Owner's Signature Date Owner's Signature Date Owner's Signature Date owner's Signatur e Date A ppiicantJAgent/Representative's Signature Date ApplicantlAgent/Representative's Signature Date • ..vv ,_V ,_V!.,V L....1 . 11 1 , ,, 1 1 1.. LLV/ DLLf[ . JV4.7 JCJJJJJ ( JGJ I V JJYJJJ00G300 f- . u i " / Roomer= "Orel,Dm*onion 2003.130968 1 R co Roomer BY • ratCO Ot17'10 FY .. war lirof IC INUNNOIND y 1„I • El parry NATIONAL TM!COMPANY OF ONNIION mat mat IMAS• •MUD \/ 1 I QRANTOR'$NAME �I��I 1��_LJ��L� �,/ Koran M.Roberts nobarss .. 0et ) ORANTE£S NAME ""'""'� • °"•'�'�'" ...e.aw C.�w►M�M.trf•• c ,. \\ Thomas Clarke =E:::—.7.:114E1,5"4:1".. :i 00 —. il. NO TAX STATEMENTS TO: aq ra,Y,.w.a.1..+ ......lw I ` Thermals Clarke _"i... ..'"w-- __ _. 7356 BW Elevarand Street Portland, OR 87223 AFTER RECORDING aETtRI N TOs • Thomas Perko Previously recorde. no document no. 2003-130968 on 8/6 +003 7366 SW Boogied Street Portland,OR g7229 Se-recording to co tact Grantee l k. STATUTORY WARRANTY DEED +Kpa M.Roberts. Grtntor,coonveys and warrants to A� OtirrM6rIMM„Orintee,the tONOwlnp descrfbed��iopariy,fr i�rtd clan of encumbnncrs wo+pt as specifically set forth below,situated In the County of Washington, Stine of Oregon. I lot 17,HERMOSO PARK, In the City of Tigard,Washington County,Oregon, •:.. WA3HING10N COUNTY O — -. `. REAL Pi EPTYTRANSFERTAX Subject to and eateop ~`4 '9', -pi f PAD �1E ling: 0 2003/2004 taxes not yet due and payable. A resolution tetffibshit aaninry sews'nirnbursamant district No. 15 P 6 recorded S�eptsmbor 3. 1999 under fee no 9B-10328. ,f.. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF Z APPUCABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY x PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETEAM NE ANY UNITS ON LAWSUITS AGAINST i FARMINO OR FOREST PRACTICES AS DEFINED IN ORS 30.930. } THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS 1292,600.00(8.a ORS 93.0301 DATED: July 11, 2003 /} / , • ran M,Roberta y' ., ..r s � I. STATE OF GREG�J M ` COUNTY OF , V Oi�t I ti This Instrument was acknowledged before ms on by -sta.,' I/a AIL,A4 • :" NOT rot cm_.,t ' .. - Min 00e6eSaloN : :/i0 : - - FOND-313 may 211“51 STATUTORY wANAxTY o® `)1 1,11 1 1 l 1,1,11��I�(`�1111 2003-152998 r . A 1 •4, t 4 •t o' . S_ . 1 k S • ri 1 I 1 .....•,. 'ue Dona our wsouslson p aissup:'ua•uss4 II wM 2 s►ao�_I{5 Asses IS M/P+�au ICI ~"w, N WoI' ul PM+ pus p•.wou weir Oupur R•*!- ro Imoum4 uI l 4M We tow aus..L4 '1 oft voA.n �\=- -,ffp. 'kung]64464112W•el&NO Q uro76041 P 'k. a' uossut pas rrwe� wY�oJrooulpwA r1 aroo60 re/9 I0600L wt � flhIIflhIIl 111 111111 1 ill1 . 00•RY•1•40.1'00'{It 00•K 00'ON aifiii 0 aim Imp* MOO . 9&3ZS I-£VOZ WY 00•a�n0l.600F/0I uo'qunoo uo- yaM r{ Sri ' H S6S-''--IF, U1''b I.11 ET:2F,! c,F.c,f:1.71c, c,"1(-1c, ' :--IFT-1'q , ,-,. ii—"ll I -i -I-1 T I • Q(-1 C`flfl 7 1r .7) .■-,,i INUV ce G17UJ Ud : 11J HR CT1C—DEU/BLDR . SVCS 5035957923 TO 95039682595 P . 03 I b WooNrcoln Onion 2003-120099 01123/2093 03:3142 DV RECORDING RlCjESTED BY G• 1 Ctf.t Se21 I Ra*A V FIDELITY NATIONAL TITLE COMPANY OF OREGON Hall lam II1A01321oo•1aR"•1404.00 IllIth 11111 I+ IIIIIII�jIIJJjIU fN1Loule Au ut gtober and Jesaia Lana smber oes1awa2o0 2 GRANTEE'S NAME IJ .""'°m+, "reMIt "'T"°a. ..s:•- .0sanertang cunt.art for CM*. w• >(Petri Ck D.Gilroy, Jr. 0 ,4.".•M.ray.,rur.ro+inLrrv",nv. '�. t/ M.,�vu nalrM sia x"1.1 Ind/NM• �y • 1 r..w r r.nrwq I*IW+•ww ( ^y . SEND TAX STATEtAEt1T5 TO: �^,. w^M". rrr.rTa.a.n /'y Patrick O. Gilroy,Jr. _ ��.. .-•-- -- — _ 11412 SW Oak Cree Dr, Portland, OR 97219 AFTER RECORDING RETURN T0: Patrick D.Gilroy, Jr. i,. 3 W451IMIGTONCOIJN-Y 11412 SW Oak Cr.. Dr. "IA: Portland, OR 97219 p REAL TRA" FER TAX 2 ��03 PEE FAT) Wr= STATUTORY WARRANTY DEED Lour August Stober and Jessie Lena Stober., Grantor, conveys and warrants to Patrick D. Gilroy, Grantee, the following described reel property, free and clear of encumbrances except as specifically set forth below,situated in the County of Washington, State of Oregon, SEE EXHIBIT ONE ATTACHED HERETO AND MADE A PART HEREOF Subject to and excepting: 2003/2004 taxes not yet due and payable, Resolution Establishing Sanitary Sewer Reimbursement District No, 15 recorded September 3, 1999 as fee no. 99103238. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE � PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS 0325,000.00 iSee ORS 93.030) DATED: July 11, 2003 , ..z� �„ OUR!!August weber 1 p le Lena Sto er ISTATE OF OREGO N � �� � / r ` COUNTY of —"Ka --- . .. .y tegAirriumoREGoN This instrument was acknowledged before me on • .r' IIQ y, Taan, / by ��. ' .' ,, i• z2.1 3,)� Ie/(iL. JA 4e, NOTARY -Tir-e FOR ORECOtt MY COMMISSION EXPIRES: - / of, FORD-313 May 4/961 $TATUTQRY WARRANTY DEED 'Y"" GU cUJJ 1623 : 11 FK Cl1C—DEU/BLDR . SUCS 5035957923 TO 95039682595 P . 04 IIIII`I,..,,IIII#IIIIIIIIIII iOo P . 10- K 1107404- RS-2g 2O°''1�°OVs roer 7111.Orir No.011407404 EXHIBIT ONE PARCEL 1: Lot 18, HERMOSO PARK, in the City of Tigard,Washington County,Oregon. PARCEL 2: A portion of vacated SW aeveland Road as platted in Hermoso Park,a subdivision filed in Washington County Plitt Records situated in the Northeast one quarter of Section 1, Township 2 South, Range 1 Weat of the Willamette Meridian,In the City of Tigard, Washington County, Oregon,being more particularly described as follows: Commencing at the Southwest corner of Lot 15 of Hermosa Park; thence perpendicular with the North right of way line of vacated SW Beveland Road, South 8°06'38'West, 30 feet to the centerline of vacated SW Beveland Road; thence North 81°64'22' West 107.28 feet along said centerline thence North 8°05'38' East, 28,71 feet to the Southwest corner of Lot 18 of Hermoso Park; thence Easterly along the South boundary line of Lot 16 to the Sovthwest corner of Lot 16 which Is the terminus of this legal description. IV V V LU Gu J U' t5 : 1 1 r"K L I 1 l�—LCV/ DLLR . JVI.J JYJJJJJ 1 JGJ 1 %.0 vV • 1ifflifti1F • 20E8-1 529g6 r �T `errY. R Ransom are. tot r"'�__�_•'�,�,,.�•••, ' T o!Assessment and v aexaaon and Ex-Officio Coun7 Clark for .l'r:�1 �•��� `► Aahia Oar County do hereby cerofy this m be a d ' yr: •;`�.-� _I..:: �OfICCt copy of the original. ..f�'• '.'�.L- _may--` ! p., _ •V fin:;�.v..i' ifC�+ ^+�•~ • '/ L .. Titie:_ \ )-Q-C1 C� ** TOTAL PAGE . 08 ** 1x57 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 To Whom It May Concern: 8/19/03 Here are the minutes for the neiborhood meeting regarding site development review. The meeting took place on 7/10/03 at 6:00 p.m. in the conference room of Landmark Ford's service center. Darin MacDonald: I will begin by reading the statement of purpose. This meeting is regarding the Tigard triangle project located at 7355& 7305 SW Bevland, and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting in not a decision forum and is not to approve or disapprove of the project in whole or part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owner. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 ft. should have received a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by City staff in order to encourage dialog between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the City planning staff. Property owners within 500 ft will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you need to contact the developer. I do have contact numbers if anyone would like them. I don't think that everyone has had a chance to take a look at the rendering. There are site plans here for everyone. If everyone would please orient themselves, Bevland should be at the bottom of the page. In the rendering the property line that divides these two parcels comes right up the center of this driveway. What we propose is to combine these two parcels together and build two buildings that would share the driveway and parking. Gene Boehm: These are two buildings on the two lots? Darin MacDonald: Correct. Gene Boehm: This is Bevland here? Then the corner house is over here next to the light. Is that correct. Darin MacDonald: Correct. You can see that the existing property lines are dashed in. So these are the two lots. Beatrice Boehm: O.K. What is gong into the buildings? Is Landmark Ford opening new dealership? Tom Clarke: Law offices are going into one of the buildings. Lets clarify one thing first Landmark Ford is not affiliated with this project at all. Darin MacDonald: The City asks us to locate the meeting near by to the neighborhood and this was on the list of recommended meeting sites. Beatrice Boehm: Where is the parking going to be? Does it have to be behind the building? Darin MacDonald: Yes it does. The city required us to have the building within 10 feet of the front property line. Cornelia Gibson: They allowed parking on street just down the road; did they change their criteria? Darin MacDonald: That was for existing structures. Linda Roth: If you have an existing structure, if you weren't tearing the buildings down, does the parking have to be in the rear of the front? Darin MacDonald: This does not apply to existing structures. Tom Clarke: Yes, you just have to have x number of spaces for the specified use. Cornelia Gibson There is quite a grade difference between our property and the new buildings here. Will there be a retaining wall or a grade up? Darin MacDonald: It will be just a gradual slope up. The buildings will be toward the front of the lot and the driveway between the two buildings will slope up to the parking lot. Tom Clarke: You can see from the elevation that when you come in it is basically a two story building in the front. Then it slopes up and becomes a one- story building at the parking level. It is basically like a daylight basement house. Cornelia Gibson: The back of our property line these is about a 5-foot difference in grade, so you are saying that there would not be a retaining wall. Tom Clarke: We are going to level the site as much as possible, and there are a couple of ways of doing that with out having a bunch of retaining walls. The building on the right would be slightly up hill from the one on the left, and we would have a taller ceiling in the left building, and a lower ceiling in the right building. The main level would be the same height, so the parking lot wouldn't have to slope like this. Then we will most likely have to do a short keystone wall 8 feet from the property line around the parking area. We would build a 6-foot cedar fence, something nice,then we'll plant some trees along the fence, and make a nice landscape feature. Beatrice Boehm: How tall is this building going to be? How many stories? Darin MacDonald: Two stories as of now. One story in the back and two in the front. Since the building will be toward the front of the property they will probably be about the same height as you have there now. Gene Boehm: Who is going to occupy these? Darin MacDonald: It is designed as tenant improvement right now. We are targeting office space tenants, we have a legal office that will occupy the main level of this building and down below on the first floor we would like it to be retail maybe a deli. May be a Starbucks or something of that nature. So office above retail below, that's why there are so many parking spaces. Linda Roth You would have to get approval first for a Starbucks. You could not have that kind of traffic. Darin MacDonald: We'll have to find out the traffic requirements. Tom Clarke: There are generic surveys. It's more likely to be a store that caters toward professionals, a place that sells coffee, newspapers, light lunch, and maybe flowers. That way it just makes our job easier to fill that space above. Linda Roth: Did you design the buildings yourself or did you have an architect do them? Tom Clarke: We're doing some of that our selves, and I have an artist that does renderings for me. We give him the ideas that we want and he comes up with a preliminary rendering, this is the first stage right here. From here we will make changes to fine-tune it. Beatrice Boehm: Why don't you just build one large building instead of two? Wouldn't it be more cost effective? Tom Clarke: It is actually going to be two owners,with two separate tax lots. Linda Roth: I don't see those handicap spots in your drawing. Darin MacDonald: They are actually hidden behind the berm in front of the buildings. Tom Clarke: That's how we're trying to level up that area, and keep the buildings down lower is to actually sink the building on the right down below sidewalk grade. As the existing sidewalk grade slopes up the hill the buildings will be level. The building will end up 3 or 4 feet below grade and we would have a retaining wall along the property line. So as you walk up the sidewalk you would look down to the first floor. Gene Boehm: How long do you think it will take, from now to completion? Tom Clarke: It's typically a twelve-month process. We still have plans to draw and permits to submit. If things get delayed in the City, which they do sometimes and we get permits in the middle of winter, then we wouldn't want to start until next summer. We don't want to make a big mess in there. Linda Roth: Your trash enclosure is in the back, are there going to be trash trucks at 7:00 in the morning? Because that's when they come here. Darin MacDonald: It probably would be a separate carrier for those dumpsters. Bill Erdle: I've seen them come to the office next to me. They come separately and it's during the day. Tom Clarke: That would be an attractive enclosure, you would be behind the fence anyway,but it would be a nice architectural feature that would match the buildings. It would probably have some stone on it, and a roof. Linda Roth: I am just worried about the time of day. Bill Erdle: They come around 10:00 am Gene Boehm: The design there looks like your trying to blend in with the rest of the offices on that side of the street. You're not going to put up on that side of the street those brick box office buildings Tom Clarke: No. We were trying to go for that Northwest look, stone up half way, and awning around it so when you come out of the down stairs you're covered. The upstairs would be the same thing, covered sidewalk, we'll probably stucco to top part with some nice earth tone colors and some nice landscaping. Beatrice Boehm: You're going to upgrade the neighborhood. Tom Clarke: It will be a nice, real nice attractive building. I don't know if anyone has been over to central Oregon and seen some of the office buildings that are going up there. That's what they do, and I love that look so that's what we are going to shoot for. Plus competition is fierce out there, there is a lot of empty office space, so we want to make it real attractive for people to want to be there, we'll have attractive pricing. Five years from now when the market is better well charge a little more. For right not we just want to make it a good deal for people, make it attractive, and have some services for people to want to be there. Linda Roth: The building has a law office upstairs; do you know what is going upstairs in the building on the left? Tom Clarke: No. The law office requires some storage space so half of the lower level will be used for storage because it will be like a basement situation. Approx the 2000 sq. ft remaining will be mixed use. Cornelia Gibson: What are the hours once the building is complete, 8 to 5? Darin MacDonald: I would assume normal business hours. Tom Clarke: Yes, normal business hours or perhaps early coffee hours from 6 a.m. - 6 p.m. Bill Erdle: I would like to see a restaurant or deli go in. Tom Clarke: There is really nowhere to go, it will be a little slow going for the first couple of years. Eventually as more people move into your area there will be more demand. Beatrice Boehm: We're kind of surprised that these houses sold and your going to tear them down and rebuild although I think its great. While the houses on our street are having trouble even getting a small business to move in. Tom Clarke: The challenge you have over there is that you have a lot of older homes, and from my point of view if you go over there and tear a house down and build a nice new building when you have all of those old houses around it. You don't know what is going to happen to those homes people may be leave them as is and put in a business and that would not compliment your new building, and raise your property values. Cornelia Gibson: But you have old buildings right down the street. Tom Clarke: Well there is one house right next to us and another one down the street. Across the street you have nice green space, a new road, sidewalks, streetlights. It's a wider street and has already been improved. Over on Hermosa they'll have to eventually improve the street,new sidewalks,utilities, which take time and money. Lowe's came in and spent the big bucks and the City made them do a bunch of improvements, so that part is done which makes it more attractive over there. Cornelia Gibson: Seems to me that it is not really a good use of land in the sense that they have to stay within that small-elongated lot. Wouldn't it be much better(sorry no background)to take all the land from Bevland to Hermosa and build one large office building? Do you understand what I am saying? Darin MacDonald: I understand what you are saying, sure it's more cost effective to buy a big chunk of land and build a large office building. Its easier to build, you only have to go through one permitting process, but it also doesn't make it very pedestrian friendly. Anybody that is going to be walking around in the neighborhood or from building to building would find it not very pleasing, which wouldn't attract people to do business in Tigard. That's really what the city is trying to do; they are trying to make this area a central hub for business, which will attract businesses like the counseling and the attorneys down the street. I hope that make sense. Tom Clarke: Are there any more questions? Thanks for coming. Meeting adjourned at 7:15 p.m. but a representative remained for the entire scheduled meeting time Sincerely, Darin S. MacDonald AFFIDAVIT OF MAILIIG/POSTING NEIGHBORHAD MEETING NOTICE IMPORTANT NOTICE: ',THE>'AP,PLICANT 1S REQUIRED TO MAIL THE CITY OF TIGARD WCO,PY,OF THE NEIGHBORHOODMEETING'NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS-ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, 1)^ii;,,t}.S MAC.1�ONPaL.: , being duly sworn, depose and say that on the 25 day of , 20 01, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said ersons and were deposited on the date indicated above in the United States Post Office located at 1.1,17 ►W.0 'C'SW.OrNGK with postage prepaid thereon. _ Signature (In the presence of a Notary Public) POSTING: I, -1-)Aa.I1.3 MA b V C t , do affirm that I am (represent) the party initiating interest in a proposed j sN SSE (i4f -, . affecting the latjl toted at istate the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 73,575 73Os— E-LificN0 , and did on the 15 day of Jti IJ€G , 20 O'3 personally post notice indicating that the site may be proposed for a LAND vSE_ PE-I?-I T application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at —7.', J� �3 7 c- 5W � 2JF1—ANb (state location you posted notice on property) 71,()_._Wd Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 6 j O'- ) County of (iL&P-/-49/104--) ss. Subscribed and sworn/affirmed before me on the , day of )L( , 20 OFFICIAL SEAL EVA C.SPRECHER NOTARY PUBLIC-OREGON 4( IJ \ ICOMMISSION NO. 339198 I MY COMMISSION EXPIRES OCTOBER 8, NOTARY PUBLIC OF OREGON ... W.... .�� _.,CTO 20 My Commission Expires:( E L g Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Uogin\pattyVnasters\affidavit of mating-posting neighborhood meeting.doc ..• 01100/00 12:00A P.003 v' " ice • • •WI*44o 3c (i --L.„-1 42.....--- .,`' 5-t3 - 624.- 5z-7 L . 4t-A714, 4'114- R& &_ , .. -7 ti;,.0 .50 -k.4-kv.vso kay �.. -7-56.1.-ak (54-, '}7-3 j: ,) `o-ip-r" Gen c f 7r1 c r gOer4 4- �6,1 r , (Niery 7 3 g o S Lc.I fri2 r h-L o s o WA y 77 2-4 r . oi2 5 7 2 2 3 -f kp� ' ,i,v. 73/C) S 4_,) 71.,./ei-2.74.0.a.,0 ti.„Ad ;�,F=,•.'rf �r- . V , 3 6� ' 7��� . j W. 1'1FIT .., ,:.- c, let_` . P --4\6 ft C4°,4„,_ 12D03 I File Numb 3 3 -� AUG � - � leis ervice 00 Our commitment is tea :< Sens' ' - -- Pre-Screening Site Assessment Jurisdiction 7"1 dry Date g- 1/--03 Map&Tax Lot ,,,/,57 6/R13 - l&oc.4 /G 6/, Owner j �/574z,�Site Address 1365,/7355 sNi 4g".v UnL� Contact des Ala) - f-1��/' Wyk e- Proposed Activity a ,,, , 4a� id i, Address 15-5`r??, Si.) ��n` 2u'_#36O tea& /O.Scve /i 7i7.3 S Phone 503- 9ti G Ss" Official use only below this line Y N NA Y N NA In Sensitive Area Composite Map U x Stormwater Infrastructure maps Map# 2,5 i w✓9 QS# ❑ FRI Locally adopted studies or maps ❑ I ® Other In Specify _ Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 03-11: 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. 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 STORMWATER CONNECTION PERMIT. U The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: PTenr;a.11y 5etis.r;vp 4_f G./7J9ec,ri rn (e_ �•�� Reviewed By: Date: Vro 3 Returned to Applicant Mail X Fax Counter Date 7/3/a 3 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-8621 •Fax: (503)846-3525•www.cleanwaterservices.ore, / ig'7 PRE-APPLICATION DATE: e" �3 APPLICANT: WASHINGTON COUNTY COMPANY: l` E5/niti) V." Aph Dept. of Land Use &Transp. CONTACT: gay 14Ia IA er �' Atre Land Development Services ADDRESS: /S 1'7.23 s J / cn /l. �3 GC 155 N. First Ave., Suite 350-13- (2.5-i,�� , t-V 910 Hillsboro, OR 97124 PHONE: 503-962-�lo 663 Ph. (503)846-8761 Fax(503)846-2908 �O www.co.washington.or.us OWNER(S) 00 NAME: S l T. i)b 'r / ,grDG✓fL REQUEST FOR STATEMENT ADDRESS: 7305 7. 5 5,4 ee✓e%+..( OF SERVICE AVAILABILITY T►5n:4r, PHONE: • Property Desc.:Tax Map(s): Lot Number(s): 5/ 0/4e lU69 . ® WATER DISTRICT: 7 I% C viz) 1 ❑ FIRE DISTRICT: Site Size: ❑ Trii-MET Site Address: 7 305/736,7 S rj /2 et/e ❑ TUALATIN HILLS PARK& REC. DISTRICT Nearest cross street(or directions to site): • ❑ CITY OF �n_ze ❑ CLEAN WATER SERVICES PROPOSED PROJECT NAME: PROPOSED DEVELOPMENT ACTION:(DEVELOPMENT REVIEW.SUBDIVISION,MNOR PARTITION.SPECIAL use) 4...4-Y)1///A0 C)( k t� b/i I/%/u.. J EXISTING USE: ire 6 t F'1 PROPOSED USE: C-t - r <‘e ri/ I i. I IF RESIDENTIAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL: NO.OF DWELLING UNITS: TYPE OF USE: (1 7*"7 L PI 0,9 NO.SQ FT. SINGLE FAM_ MULTI-FAA NO.OF SQ.FT.(GROSS FLOOR AREA) NO.STUDENTS/EMPLOYEES/MEMBERS: SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE (ADEQUATE OR INADEQUATE) AND RETURN TO THE APPLICANT AS LISTED ABOVE. SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT. Please indicate what improvements,or revisions to tie proposal are needed for you to provide adequate service to this project --1--4,44. c��4.' /o9 v- W �� /J� � - c�}��s, 6�c ' _ c 7 1i c_cz- .s ox- Loct°Zi'4 SYS/� /iizQf-c-c,rG.Hi¢l�s / ' SIGNATURE: IL _ _ _ _ DATE: t)&�Z. (23 POSmON: V • _ • _. El SERVICE LEVEL IS INADEQUATE TO SERVICE THE PRO,OSED PROJECT. Please indicate why the service level is inadequate. SIGNATURE: DATE: POSITION: Service Pro Letter 1/31/02 Project Num: 1887 c E s Nw Date: January 12, 2004 ESTIMATE OF PROBABLE CONSTRUCTION COSTS Project: Beveland Office Park Location: Tigard, Oregon Number of Units: 1 Cost Factor: 1 SCHEDULES TOTAL COST/UNIT 1. STREET IMPROVEMENTS $82,110 $82,110 2. STORM SEWER IMPROVEMENTS $22,410 $22,410 3. SANITARY SEWER IMPROVEMENTS $5,942 $5,942 4. WATERLINE IMPROVEMENTS $3,600 $3,600 5. PRIVATE UTILITY IMPROVEMENTS $1,461 $1,461 TOTAL $115,523 $115,523 ** WITH 10% CONTINGENCY $127,100 Assumptions: a. No rock excavation costs are included. b. PGE advance not included. c. Connection fees and system development fees are not included. File: PrelimEst.xls Run Date: 1/13/2004 CESINW, Inc. Page: 1 Schedule 1 - GRADING/S,r?EET IMPROVEMENTS .. UNIT NO. DESCRIPTION QUANT. UNIT PRICE AMOUNT 1. Clearing and Grubbing 0.86 AC $12,500.00 $10,750.00 (incl Demo Extg. Houses) 2. Stripping* 694 CY $2.75 $1,908.50 3. Excavation & Embankment* 1665 CY $6.00 $9,990.00 4. Remove Excess Material* 1800 CY $8.25 $14,850.00 5. Geotextile Fabric 100 SY $1.00 $100.00 6. Leveling and Base Rock 2" over 8" 1931 SY $7.50 $14,482.50 7. A.C. Pavement 1931 SY $9.00 $17,379.00 3" (2 lifts) 8. Curb and Gutter 54 LF $7.50 $405.00 (includes base rock) 9. 16" Curb 991 LF $6.50 $6,441.50 10. Removing Curb and Gutter 36 LF $1.85 $66.60 11. Driveways 386 SF $4.50 $1,737.00 12. Erosion Control Measures 1 LS $4,000.00 $4,000.00 Total Schedule 1 $82,110.10 * In place measurement File: PrelimEst.xls Run Date: 1/13/2004 CESINW, Inc. Page: 2 -Schedule 2 - STORM SELtrLR UNIT NO. DESCRIPTION QUANT. UNIT PRICE AMOUNT 1. 57x38" Arch Pipe w/ rock bki 85 LF $100.00 $8,500.00 2. 12" PVC-RIB w/rock bkfl 67 LF $29.00 $1,943.00 3. 10" PVC w/rock bkfl 67 LF $26.00 $1,742.00 4. 60" Manhole 1 EA $2,200.00 $2,200.00 5. Polution control MH 1 EA $2,500.00 $2,500.00 6. Manhole over extg. line 1 EA $2,000.00 $2,000.00 7. Steel Catch Basin 3 EA $550.00 $1,650.00 (on site only) 8. Catch Basin Stormfilter 1 EA $1,500.00 $1,500.00 9. Trench Pavement Restoratic 15 SY $25.00 $375.00 Total Schedule 2 $22,410.00 File: PrelimEst.xls Run Date: 1/13/2004 CESINW, Inc. Page: 3 Schedule 3 - SANITARY cWER UNIT NO. DESCRIPTION QUANT. UNIT PRICE AMOUNT 1. 6" PVC Pipe w/rock bkfl 164 LF $28.00 $4,592.00 2. Cleanouts 1 EA $500.00 $500.00 3. Connect to Extg. MH 1 EA $600.00 $600.00 4. Adjust MH rim to grade 1 EA $250.00 $250.00 Total Schedule 3 $5,942.00 File: PrelimEst.xls Run Date: 1/13/2004 CESINW, Inc. Page: 4 'Schedule 4- No �A TER t/NC 1. DE-SCRIPT/ON 2. Fire Hydrants N QUANT 3 3/4"Services UN/T PR/CE- AMOUNT 1 Trench PU,�nt Restoration EA $7 850 0 AMOUNT 2 FA 0 $1,850.00 40 $375.00 Sy To $25 40 $750.00 ta/Schedule 4 $1,000.00 TheooQo File' Prelim Run date: 1/13/2004 312004 CESI Nw, Inc Page:S Schedule 5 - PRIVATE U,,LITIES . UNIT NO. DESCRIPTION QUANT. UNIT PRICE AMOUNT 1. Street Lights 1 EA $1,000.00 $1,000.00 Brooks Box 1 EA $150.00 $150.00 2. Conduit 3" Sch 40 Secondary 45 LF $2.25 $101.25 2" Sch 40 Street Light 80 LF $2.00 $160.00 2" PVC 90 2 EA $25.00 $50.00 Total Schedule 5 $1,461.25 File: PrelimEst.xls Run Date: 1/13/2004 CESINW, Inc. Page: 6 lloinv 'II- l coi, cps DIVERSIFIED CONSTRUCTION CO.OF OREGON VOICE#: 503-293-1226 FAX#:503-293-1536 PROJECT:BEVELAND OFFICE BUILDINGS Gil ay will G; S000SF,.. Description COST Engineering, Surveying 10,000 Construction Plans 11,500 Building Permits 20,500 Site Clearing 9,000 Erosion Control 3,500 Construction Staking 1,250 Excavation, Grading, Rain drains, Sewer hook up, Final Grading 44,000 Crushed rock fill for flat work areas 8,000 Temp. Power 250 Foundation & pump truck 28,000 Foundation damp proofing 4,500 1st Floor Slab on Grade 9,000 Foundation survey 400 Framing Materials&Trusses 50,500 Framing Labor 35,500 Plumbing Rough-In 21,000 Arch. 40-Year Comp. Roofing 16,000 Windows, Skylights 31,000 Exterior Doors 7,500 Exterior stone work 28,500 Stone & Iron Fencing 9,000 Exterior Stucco 31,000 Misc. Siding materials&wood soffits 4,100 Decking & railing materials, Balcony 2,250 Site Utilities, Electrical rough in &TI work for 4000 SF 42,220 Low Voltage, Data. Security. Phone. Cable 5,500 Heating-Force gas, AC 26,000 Insulation 9,000 Drywall 19,000 Gutters 3,000 Exterior Painting 10,000 Interior Paint& Lacquer 11,000 Finish Carpentry Labor 10,500 Interior Doors& Millwork 6,500 Cabinetry 6,000 Counter Tops, slab granite, Tile, P-Lam 3,750 Tile Floor, Entry& bath 2,500 Carpet 10,500 Vinyl 1,000 Bath Accessories 400 Plumbing Fixtures,Water Heater 3,000 Light Fixtures 5,500 Bath Fans 500 Cement flat workTerrace, Drive, Entry, Side walk 8,500 Landscaping, Irragation 9,000 Rock Walls, keystone walls 16,000 Cleanup Labor 4,500 Dumpsters, Recycling & Debris 2,500 Temp. Chemical Toilet 500 Sub Total 603,120 Sub Total 603,120 Profit &Overhead 15% 90,468 Supervision, 5% 30,156 Contingency 25,000 Construction cost 748,744 F' ou'i• 7,640D Wie eT4' th— +0(1- ? ZcAt 2_ CCMST. T . DIVERSIFIED CONSTRUCTION CO.OF OREGON VOICE#: 503-293-1226 FAX#:503-293-1536 PROJECT:BEVELAND OFFICE BUILDINGS CLARKE BUILDING Description COST Engineering, Surveying 10,000 Construction Plans 11,500 Building Permits 20,500 Site Clearing 9,000 Erosion Control 3,500 Construction Staking 1,250 Excavation, Grading, Rain drains, Sewer hook up, Final Grading 44,000 Crushed rock fill for flat work areas 8,000 Temp. Power 250 Foundation & pump truck 28,000 Foundation damp proofing 4,500 1st Floor Slab on Grade 9,000 Foundation survey 400 Framing Materials&Trusses 50,500 Framing Labor 35,500 Plumbing Rough-In 21,000 Arch. 40-Year Comp. Roofing 16,000 Windows, Skylights 31,000 Exterior Doors 7,500 Exterior stone work 28,500 Stone & Iron Fencing 9,000 Exterior Stucco 31,000 Misc. Siding materials&wood soffits 4,100 Decking & railing materials, Balcony 2,250 Site Utilities, Electrical rough in &TI work for 4000 SF 42,220 Low Voltage. Data. Security. Phone. Cable 5.500 Heating-Force gas,AC 26,000 Insulation 9,000 Drywall 19,000 Gutters 3,000 Exterior Painting 10,000 Interior Paint& Lacquer 11,000 Finish Carpentry Labor 10,500 Interior Doors& Millwork Q500 Cabinetry 6,000 Counter Tops, slab granite, Tile, P-Lam 3,750 Tile Floor, Entry& bath 2,500 Carpet 10,500 Vinyl 1,000 Bath Accessories 400 Plumbing Fixtures, Water Heater 3,000 Light Fixtures 5,500 Bath Fans 500 Cement flat workTerrace, Drive, Entry, Side walk 8,500 • Landscaping, Irragation 9,000 Rock Walls, keystone walls 16,000 Cleanup Labor 4,500 Dumpsters, Recycling &Debris 2,500 Temp. Chemical Toilet 500 Sub Total 603,120 Sub Total 603,120 Profit& Overhead 15% 90,468_ Supervision, 5% 30,156 Contingency 25,000 Construction cost 748,744 *NEP 2 ?NA'tbW Cq 2 Impact upon public facilities: a) Transportation and bikeways — see Traffic Engineer Report for impacts. b) Drainage: The site drains to Beveland Street, which has been recently improved to City standards by the existing development on the south side of Beveland Street. Those improvements included a new storm drain system that also services the property. Drainage from the roof and parking area is planned to be connected to the new storm drain in Beveland Street that storm drain has capacity to receive storm runoff from the site. No "on-site" detention is proposed. To mitigate for the impervious area created, we are proposing to treat the run-off by passing it through Storm Water Management's filtering system prior to discharge into the City's storm drain. c) Parks The nearest City Park is Fanno Creek Park. The park is not within walking distance of the property and therefore is not directly impacted by this development. d) Water The existing water lines are considered to be adequate to supply domestic water and fire service to the site. The proposed office buildings shall be equipped with automatic sprinkler systems and a connection assembly for the fire department. e) Sanitary Sewer The existing sanitary sewer lines are adequate to serve the proposed use. No significant changes to the existing system are anticipated. f) Noise The proposed office building is expected to add a small amount of addition noise to the area as a result of additional vehicular trips and people moving in and out of the area. Considering the relative close proximity of the 217 freeway, this additional noise is not expected to be noticed above the existing freeway traffic noise and traffic noise on SW 72nd Avenue. ANCASTER engineering October 28, 2003 Tom Clarke diversified construction 12448 SW Orchard Hill Rd Lake Oswego, OR 97035 RE: Beveland Street Offices - Trip Generation/Distribution report Dear Tom: This letter is written to provide trip generation estimates, trip distribution patterns, and trip assignments for the proposed Beveland Street Offices development in the Tigard Triangle in Tigard, Oregon. Two existing single-family homes are proposed for redevelopment into two office buildings, with a total combined area of 16,000 square feet. The two parcels are located • on the north side of SW Beveland Street, west of SW 72°d Avenue. Access to the two parcels will occur through a shared driveway opposite the entrance to the Lowe's Home Improvement Warehouse. As required by the City of Tigard, the trip generation, trip distribution, and trip as- signment calculations were performed at the intersections of SW Dartmouth Street at SW 72' Avenue and SW Dartmouth Street at SW 68th Avenue. In addition, the sight distance and ac- cess spacing for the proposed site access was measured and evaluated. To estimate the number of trips that will be generated by the proposed Beveland Street Offices development, trip rates from the manual Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used for the proposed development are from land-use code 710, General Office Building. The trip generation rates are based on the gross floor area expected for the proposed development. It is estimated that a total of 25 trips, with 22 entering and 3 exiting, will be generated by the proposed development during the morning peak hour. An estimated total of 24 trips, with 4 entering and 20 exiting, will occur during the evening peak hour. The expected daily traffic volume generated by the proposed site is 88 trips, with half entering and half exiting the site. A summary of the trip generation calculations is shown in the following table. Detailed trip generation calculations are included in the appendix to this report. Union Station, Suite 206•800 NW 6th Avenue• Portland,OR 97209•Phone 503.248.0313•Fax 503.248.9251 Tom Clarke October 28, 2003 Page 2 of 3 TRIP GENERATION SUMMARY Entering Exiting Total Tries Trips Try General Office Building AM Peak Hour 22 3 25 PM Peak Hour 4 20 24 Weekday 88 88 176 The distribution for the proposed Beveland Street Offices development was based upon the existing travel patterns within the Tigard Triangle area and the proximity of the proposed site to Interstate 5, Highway 217, and Highway 99W. A figure showing the trip distribution for the proposed site is included in the appendix of this report. A figure showing the trip assignment of the SW Dartmouth Street/SW 72' Avenue and SW Dartmouth Street/SW 68th Avenue intersections during the evening peak hour is included in the appendix to this report. The proposed access location for the two office buildings is located immediately across Beveland Street from the access to the Lowe's Home Improvement Warehouse. SW Beveland Street is classified by the City of Tigard as a Local Street. The City of Tigard currently has no access spacing standards for a driveway connecting to a Local Street. Therefore, with the alignment of the proposed driveway directly across from the Lowe's Home Improvement Warehouse access, no operational issues are expected. Required sight distance was calculated from the intersection sight distance equations given in A POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS, published in 2001 by the American Association of State Highway and Transportation Officials (AASHTO). The measurements are based on an eye height of 3.5 feet and an object height of 3.5 feet above the road, with the drivers' eye 15 feet behind the edge of the near side travel lane. There is no posted speed on SW Beveland Street and was assumed to be 25 mph, requiring at least 280 feet of sight distance. There are no restrictions to the sight distance at the proposed Beveland Street Offices access in either direction. Tom Clarke October 28, 2003 Page 3 of 3 If you have any questions regarding this information, please don't hesitate to call at (503) 248-0313. Yours truly, Geo ey A. Jud , E.I.T. Senior Transportation Analyst Attachments: _. Technical Appendix t k c' G GORE s, �e 17 4)-22,106' -1` 9,9 R. LANGPO IL; APPENDIX .4 Fri 99 �\G� w o ,, v ATLANTA ST HAINES ST c N n BAYLOR ST ii ►� 0 N. CLINTON ST "i7M007-6, sr y 1 w s °'� HERMOSO WY co i8 SITE °,b BEVELAND RD LO GONZAGA ST Q HAMPTON ST v) z Si z 1116 liki4164, _ �` T No Scale le SITE TRIP DISTRIBUTION Inbound & Outbound Percentages AM & PM Peak Hours Bevelond.dwg -APPENDIX- • 41 pr4i. .1 �Py \ ‘,..\\._ Q v ATLANTA ST HAINES ST N. ill BAYLOR CLINTON AR74100-6, St -S-� Q Q r'-, -c HERMOSO WY co to SITE 0 0 Et---0 rBEI�ELAND RD _ y 2 GONZAGA ST "n Oi\ <-1Tr� Q ,1,.---> �V-c0 HAMPTON ST ' _,, V z 4 AgOA t0 -00 E- 1 EJ.I,1-> .CO 11\!le 4 -1\ <-1Tr> 4 —> 000 (410 grkir \ 1 No Scale \ le' SITE TRIPS Site Trips PM Peak Hour Beveland.dwg -APPENDIX- TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1,000 Sq. Feet Gross Foor Area Variable Value: 16 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution Trip Ends k Trip Ends 7: rrw ; WEEKDAY SATURDAY Trip Rate: 11.01 Trip Rate: 2.37 Enter Exit Total Enter Exit Total Directional 50% 50% Directional Distribution Distribution 50% 50% " F P:1 V747:71 ar� ' ], a Trip Ends Tri Ends r a a v LM 1. . ,�. [a :5 ��zs..YS.__ .�+ ,' i.#� t��:t t,..F» '1 C,s.�.,_. e-,„d- t3sc•_ .b .._,.. �: Source:TRIP GENERATION,Sixth Edition /VaY' ra+;ve November 2003 APPLICATION AND FINDINGS For DEVELOPMENT REVIEW For TWO COMMERCIAL BUILDINGS For DIVERSIFIED CONSTRUCTION COMPANY OF OREGON, INC. APPLICANT: Diversified Construction of Oregon, Inc. Tom Clarke 12448 SW Orchard Hill Rd. Lake Oswego, OR 97035 OWNERS: Tom Clarke 12448 SW Orchard Hill Road Lake Oswego, OR 97035 Patrick Gilroy 11412 SW Oak Cree Dr. Portland, OR 97219 APPLICANT'S REPRESENTATIVE: CES 1 NW Kirsten Van Loo 15573 SW Bangy Road, #300 Lake Oswego, OR 97035 LOCATION: 7305 & 7355 SW Beveland (Beveland @ 72nd) DESCRIPTION: Site Development Review ZONING: MUE — Mixed Use Employment REQUESTED LAND USE REVIEWS Development Review for two commercial buildings Site Development Review—Beveland Office Buildings CES#1887 Page 1 of 13 November 2003 Proposal: The applicant proposes to remove the two existing residences and construct two office buildings. Site and Vicinity: The subject site is located within the "Tigard Triangle", north of Highway 217, west of 72nd. The surrounding uses are residential and commercial, the surrounding zoning is all commercial. City of Tigard Community Development Code Section 18.360 Site Development Review 18.360.070 Submission Requirements In addition to the information required by Section 18.390.040 (Type II applications), the following plans are included herewith: ♦ Existing Site Conditions Analysis ♦ Site Plan ♦ Grading Plan ♦ Landscape Plan ♦ Architectural Elevations 18.360.090 Approval Criteria A. Approval Criteria. The Director shall make a finding with respect to each of the following criteria when approving,... 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; The application complies with the applicable requirements. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting;and (4) Oriented with consideration for sun and wind. The two buildings are sited and designed to fit harmoniously with the existing site contours. The site is not subject to slumping or ground slides. The buildings are sited to provide adequate vehicular, life-safety and pedestrian access, as well as sunlight, air circulation and workplace comfort. Site Development Review—Beveland Office Buildings CES#1887 Page 2 of 13 November 2003 b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. All existing trees will be removed in order to grade the site and provide adequate parking and vehicle access. Proposed tree replacement is shown on the landscape plan. 3. Exterior elevations a. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: No single-family or multi-family structures are proposed. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s) from which buffering is needed; (4) The required density of the buffering;and (5) Whether the viewer is stationary or mobile. A six-foot landscape buffer is shown around the perimeter of the site. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops... (1) What needs to be screened; (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile;and (5) Whether the screening needs to be year around. Please refer to the site plans and landscape plans for site screening design. 5. Privacy and noise:multi-family or group living uses: No multi-family or group living uses are proposed. 6. Private outdoor area: multi-family use: No multi-family uses are proposed. 7. Shared outdoor recreation areas: multi-family use No multi-family uses are proposed. 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain... The site is not within or adjacent to the 100-year floodplain. Site Development Review—Beveland Office Buildings CES#1887 Page 3 of 13 November 2003 9. Demarcation of public, semi-public and private spaces for crime prevention: This project is public because it provides office space for lease to a variety of users. There is no need to demarcate spaces for the purpose of crime prevention. 10. Crime prevention and safety: Outside lighting will be designed to enhance safety and visibility. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; The site is more than 500' from an existing busline. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped;and c. A minimum of 15 percent of the gross site area shall be landscaped. 16% of the total site is landscaped with plant materials. In addition there is hardscape design to accommodate pedestrian and bicycle use. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; The preliminary engineering designs for the site meet this standard. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447;and Handicap facilities will be designed in compliance with the ADA provision of the City of Tigard Development Code. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other section of this title, e.g. Planned Developments, Chapter 18.350;or a variance or adjustment granted under Chapter 18.370. No variances or adjustments are necessary. Section 18.390 Decision Making Procedures 18.390.040 Type ll Procedure A. Preapplication Conference... A pre-application conference was held 6/24/03. Site Development Review—Beveland Office Buildings CES#1887 Page 4 of 13 November 2003 B. Application requirements. 1. Application Forms... 2. Submittal information: The application shall: a. Include the information requested on the application form. b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners (within 500 feet)... e. Include an impact study. The required items are submitted herewith. Section 18.520 Commercial Zoning Districts 18.520.020 List of Zoning Districts F. MUE— Mixed-Use Employment 18.520.030 Uses The proposed uses of office and eating and drinking establishments are permitted uses in the MUE zoning district. 18.520.040 Development Standards B. Development Standards. Standard MUE Proposed Minimum Lot Size None N/A Minimum Lot Width 50' 108' Each Minimum Setbacks ♦ Front Yard 0' 6' ♦ Side Yard 0' 6' ♦ Rear Yard 0' 75' Minimum Building Height N/A 2 Stories Maximum Building Height 45' Maximum Site Coverage 85% 84% Minimum Landscape 15% 16% Requirement Minimum FAR N/A .40 18.520.050 Special Limitations on Uses C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement. The proposed design for the buildings meets the stated FAR requirement. Site Development Review—Beveland Office Buildings CES#1887 Page 5 of 13 November 2003 2. On lots greater than three acres,... The project site is less than three acres. E. in the MUC, MUE-1, MUE-2, MUR-1 and MUR-2 zones. Within the Washington Square Regional Center... The project site is not within the Washington Square Regional Center. Section 18.620 Tigard Triangle Design Standards 18.620.020 Street Connectivity No streets or street connections are proposed. 18.620.030 Site Design Standards A. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met... 1. Building placement on Major and Minor Arterials... The project site is not on a Major or Minor Arterial. 2. Building setback— The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features shall be 0 feet;the maximum building setback shall be 10 feet. The proposed front building setbacks are 6'. 3. Front yard setback design—Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway... Walkways between the buildings and the street are shown on the plans. 4. Walkway connection to building entrances—A walkway connection is required between a building's entrance and a public street or accessway... Walkways between the buildings and the street are shown on the plans. 5. Parking location and landscape design—Parking for buildings or phases adjacent to public street right-of-way must be located to the side or rear of newly constructed buildings... Parking is located to the sides and rear of the proposed buildings. 18.620.040 Building Design Standards A. Non-residential buildings. All non-residential buildings shall comply with the following design standards... 1. Ground floor windows—All street facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings... Site Development Review—Beveland Office Buildings CES#1887 Page 6 of 13 November 2003 The front yard of these two lots does not face a street, as there is other land between these lots and the street adjacent to the project. 2. Building facades—Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) variation in building materials; (b) a building off-set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or(d) by another design features that reflect the building's structural system. No building façade shall extend for more than 300 feet without a pedestrian connection between or through the building. The front yard of these two lots does not face a street, as there is other land between these lots and the street adjacent to the project. 3. Weather protection— Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances... Please refer to building plans for architectural details. 4. Building Materials—Plain concrete block, plain concrete, corrugated metal, plywood sheet press board or vinyl siding may not be used as exterior finish materials... Please refer to building plans for architectural details. 5. Roofs and roof lines— Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. Please refer to building plans for architectural details. 6. Roof-mounted equipment—All roof-mounted equipment must be screened from view from adjacent public streets... Please refer to building plans for architectural details. 18.620.050 Signs All applications for signage will be addresses as a separate land use action. 18.620.060 Entry Portals The project site is not located at a designated entry portal location. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle... Please refer to the submitted landscape plans for detailed information about the landscape design. Site Development Review—Beveland Office Buildings CES#1887 Page 7 of 13 November 2003 Section 18.705 Access, Egress, and Circulation 705.030 General Provisions B. Access plan requirements. No building or other permit shall be issued... A site plan showing access, egress and circulation is submitted herewith. C. Joint access. Owners of two or more uses, structures... The two proposed office buildings will share one access. Easements will be provided to establish the joint use, and copies will be submitted to the City of Tigard. D. Public street access. All vehicular access and egress shall connect directly with a public or private street... The site will have direct access to/from Beveland St., which is a public street. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will comply with City standards. 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... 2. Within all attached housing and multi-family developments... 3. Wherever required walkways cross vehicle access driveways or parking lots... 4. Required walkways shall be paved with hard surfaced materials... Proposed walkways are shown on the plan, and will be paved with hard surface materials. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review... The proposed access will not cause or increase existing hazardous traffic conditions; will provide adequate access for emergency vehicles; and will not otherwise cause a public safety hazard. H. Access Management 1. An access management 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... The traffic analysis included with the application materials addresses this standard. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections... The proposed driveway location is more than 150 feet from the intersection of Beveland and 72nd Site Development Review—Beveland Office Buildings CES#1887 Page 8 of 13 November 2003 3. The minimum spacing of driveways and street along a collector... The project site is not along a collector. 4. The minimum spacing of local streets along a local street shall be 125 feet. This standard does not apply to this project. No new local streets are proposed. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3 The proposed project will have less than 99 parking spaces, and will have 1 shared access directly to/from Beveland Road. The access will be a minimum of 30' wide, with a minimum pavement width of 24'. Section 18.725 Environmental Performance Standards 18.725.020 General Provisions A. Compliance with applicable state and federal regulations... The applicant will comply with state, federal and local environmental regulations. A. Evidence of compliance... If required by the Director, the applicant will produce evidence of compliance prior to issuance of a building permit. B. Continuing obligation... The property owner and operator accept the obligation to continue to comply with state, federal and local environmental regulations. 18.725.030 Performance Standards The proposed uses are office and eating/drinking. No excessive noise, emissions, odor vibrations, heat, glare, insects or rodents are anticipated. Section 18.745 Landscaping and Screening 18.745.030 General Provisions All landscaping will be installed and maintained as required by the City. All existing vegetation will be removed. 18.745.040 Street Trees Street tree locations and types are shown on the Landscaping Plan. 18.745.050 Buffering and Screening Buffer and screening plant locations and types are shown on the Landscaping Plan. Site Development Review—Beveland Office Buildings CES#1887 Page 9 of 13 November 2003 18.745.060 Re-vegetation All existing vegetation will be removed. See landscape plan for re-planting details. Section 18.755 Mixed Solid Waste and Recyclable Storage 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance. 1. Minimum standards; 2. Waste assessment 3. Comprehensive recycling plan;or 4. Franchised hauler review and sign-off. C. Minimum standards method. The proposed uses are office and eating and drinking. Based on the square footage of each use, the minimum area required is approximately 98 square feet. The proposed storage area is approximately 100 square feet in size. The requirements for retail uses were used for the eating and drinking use. 18.755.050 Location, Design and Access Standards for Storage Areas B. Location Standards. The proposed storage area is located along the northern boundary of the parking lot. C. Design Standards The storage area will be enclosed by a sight-obscuring fence. The gate opening will be at least 10' wide. C. Access Standards The storage area will be located so as to be convenient to users and the hauler. Section 18.765 Off-Street Parking and Loading Requirements 18.765.030 General Provisions A. Vehicle parking plan requirements... Plans showing access, egress, and circulation are included herewith. B. Location of vehicle parking... A total of 47 parking spaces are proposed, all of which are located within 500' of the proposed buildings. Site Development Review—Beveland Office Buildings CES#1887 Page 10 of 13 November 2003 C. Joint parking... The two proposed buildings will be constructed on two separate tax lots and will share parking. Deeds, leases or contracts establishing the joint use will be submitted to the Director. D. Parking in mixed-use projects... The proposed uses for the buildings are medical, office, storage and retail/food. A total of 47 spaces are proposed, see 18.765.070.H. 18.765.040 General Design Standards A. Maintenance of parking areas... The parking areas will be continuously maintained as required by the Code. B. Access drives. With regard to access to public streets from off-street parking: The access drives will be well marked, paved and meet minimum vision clearance. C. Loading/unloading driveways. This item does not apply. No schools or other meeting places are proposed. D. On-site vehicle stacking for drive-in use. No drive-in uses are proposed. D. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Curb cuts will meet City standards. E. Pedestrian Access. Pedestrian access will be well marked. G. Parking lot landscaping. Parking lot landscaping is shown on the landscaping plans. H. Parking space surfacing. The parking lot will be asphalt or concrete. t. Parking lot striping. Parking spaces and interior drives and access aisles will be clearly marked. J. Wheel stops. Four-inch high wheel stops will be provided along the boundaries of the parking lot and parking areas adjacent to interior landscaped areas or sidewalks. K. Drainage. Parking area drainage will meet the City Engineer's requirements. Site Development Review—Beveland Office Buildings CES#1887 Page 11 of 13 November 2003 L. Lighting. The site is not adjacent to a residential district. However, the parking area will be illuminated in such a way to direct the light away from adjacent residential development. M. Signs. Signage is not proposed at this time. N. Space and aisle dimensions. A combination of compact and standard spaces is proposed. 18.765.050 Bicycle Parking Design Standards A. Location and access. Bicycle parking is located less than 50 feet from each building, and is not within parking aisles, landscape areas or pedestrian ways. B. Covered parking spaces. No covered spaces are proposed. C. Design requirements. The bicycle racks are shown on the site plan, and will comply with the City's requirements. D. Paving. The bicycle parking area will be paved and properly drained. E. Minimum bicycle parking requirements. Six bicycle parking spaces are proposed. 18.765.060 Parking Structure Design Standards No parking structures are proposed. 18.765.070 Minimum and Maximum Off-Street Parking Requirements All minimum parking requirements are met. H. Specific requirements. (See Table 18.765.2) Use Total Square Footage Minimum Parking Bicycle Medical 4,000 3.9/1,000 = 15.6 .4/1,000 = 1.6 Office 6,000 2.7/1,000 = 16.2 .5/1,000 = 3 Retail 4,000 3.7/1,000 = 14.8 .3/1,000 = 1.2 Storage 1,000 Total 46.6 Spaces 5.8 Spaces Site Development Review—Beveland Office Buildings CES#1887 Page 12 of 13 November 2003 18.765.080 Off-Street Loading Requirements Receipt and distribution of materials and merchandise by truck is not proposed for this site. Section 18.790 Tree Removal 18.790.030 Tree Plan Requirement A. Tree plan required. Existing trees are shown on the Existing Conditions Plan. All existing trees are proposed to be removed. B. Plan Requirements: All existing trees are proposed for removal. See the Existing Conditions Plan and the Preliminary Site Grading and Erosion Control Plan. 18.790.060 Illegal Tree Removal No trees will be removed illegally. D. Guidelines for replacement. A total of 18 trees will be removed, and 44 trees (2-3" caliper) will be planted. Please see the Landscape Plan. Section 18.795 Visual Clearance Areas Visual Clearance Areas will be maintained as required at the access to the site. 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PRELIMINAR' _GRADING 201 o1 A6-n 1604 1a06 • &EROSION 20L PLAN 1531910 0,S,9,u) DYERSinco CONSTRUCTION ,A,..c. ,,,N.,, 17415 S w OROIARO HILL RD ynacKe,. f<..,,„„„„, LAKE 05wE60.OR 97035 rw.i es (503)293-1226 o i ii rf Mgr i54401-0,--.-.,) -��—� dins 5.v tvtsv I7M m i ,air,. � .,p::;,-- /: . kit t iii \ . # ..•• , fitio_ti, . .fie �► Y ' di.,. 1 ....: Ali N. .' 1 i / 44' l. 44)/4Wa' 1 si)''' ,--......., !..!...!:::44 ,' .f1 �* V .+. r9A0 , .‘ , f •, , i ., , ; : : , :--.‘. --. --- iill ,A Fitt. .-7-;I:., \'"--1---.1.- -A , .1.\20. / lik io* , .!:,‘.," ',/,./7 i;fyti-•tv ,go,i; I 1et ' 1 \�� ::::::::„all/ �c% a� a Aisih:cxZ I 111 0 co 0 VVV i /� W 1,1-_,1 a d'Flit , / @m A� tLy1A B w� iii �P17 Oe 1IL�ri^ri^ N R Fi T g �1 4-9'� P F 0 Y I11^�'� Z„ S- on ]Ml vi FF i Q y�i S� � RE R PU R� 7 " ",," 12: -o i I i gt f 1 / iig an i 1 IF 9 "i I i Z �. . R 1 I Z w W W X l' r 'E j I : BEVELANn OFFICE PARK r i . , . TIGARD oaerot a OTTEN & ASSOCIATES.1c•wane. m,• w .•.. _.-�ii:.O7T PRELIMINARY LANDSCAPE PLAN _..0. ..- .i-' , i .. . ,. ' r•". ■ .. A, ? t •. 1 /- , .. )f 2 I .- -,'.'.#4,;„:-.. , •' -.:.,.4• ..0.?••.i1.-. . ,. X a' --'-‘...-,■7-41.,..,...,..:'4.44.443 .:447`, ,,f;V:',:t.,%-,... _4V .._. -'.?":•,Z,Z..,11-t."0::i4 -. S./. .4,1.la•3 ,_ - r . r-, .,.7.- •"'n••-'-fr"'..:..,.`'.:Y.-••.-4:--4(..51%'*''... ...±.1:::, ..,,,J.'7„6" ' - •-- -•-•Z',a0:2.....2.6ii-- ,,.. ''-k4' -If; , e.••■ ....! ' : 41- 'PI pi 4 ' 1 '' • .._ 'ilili t 1.,..A.*5..,..-. -• ,),... ••1' ;0.) ---_,?.. , i. ,. :,'t.",r• --.1 0110141110, . ,:..f..-'r-r4 -V.'2:: ) -. ' 4 'IR.:..,..•4'..i.- •-77.P.4...''.:-.4..."";:a.:41:34,:, 27'76-4! " .1_.--...... —,-4.. •."--.7.,_1 1..; -'. - ',2,::::-.;;;,nr7.-- ',:(1-7`..Z ; ' .' ,'., ,...:--._. 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'. s•-' ---- .,•-•••14.S.1-5•7•'"4g1Z‘iE-41Qak'elfr"r;-"le -..-Z7g1.7: -- - Arbor ,ssf Report Cie 1"1)(4 2nd REVISED ARBORIST REPORT `('iadimile ti Address of the Report: 7305 SW Beveland Tigard, OR Date of the Report: December 11, 2003 Report Submitted To: Diversified Construction PH: 503-793-2621 12448 SW Orchard Hill Road Lake Oswego, OR 97035 On December 11, 2003 I reviewed this site to verify number of trees over 6" D.B.H., their specie, size, location and condition. See the tree survey information included herein. The trees have been numbered on the plan provided. We found 4 trees not included on the plan. Of the 23 trees on the site, 17 are viable and 6 are non-viable. Non-viable trees include dead, dying, diseased or hazardous. City of Tigard does not require mitigation for trees 12" and under and non-viable trees. There are 7 viable trees totally 131" to mitigate. The city requires inch per inch mitigation when all of the trees on the site are to be removed. If not enough area for planting mitigation is available on site the City of Tigard allows off site mitigation on approved sites. You will need to mitigate with the city off site or contribute to the city tree fund in mitigation value. I have reviewed the landscaping plan which includes 132" of mitigation, 100% on site. No trees from neighboring lots will be affected by the proposed development of this lot, therefore no tree protection plan will be needed. Should you have any questions please call me. pectfullY, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Residential Reettacir a ekpipliZgittaq LiEertii8fjn#•0c}ar8ag • Landscape Installation • Landscape Maintenance • Consultation MEMBER: National Arborist Association • international Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service #62635 • Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-154G Visit our website at www.treecarelandscapes.com 1 ��1at �A TREE SURVEY Diversified Construction December 11, 2003 Attn: Tom Clark RE: 7305 SW Beveland Tigard, OR Common Name Specie D.B.H. Condition Additional Viable/ Comments Non-Viable 1 Oregon White Oak Quercus garryana 16" Good Viable 2 Under 12" - 3 Non-Viable 4 Under 12" 5 Non-Viable 6 Under 12" 7 Non-Viable 8 Under 12" 9 Non-Viable 10 Non-Viable 11 Under 12" 12 European Birch Betula pendula 19" Good Viable 13 Under 12" 14 Non-Viable 15 Under 12" 16 Under 12" 17 Deodor Cedar Cedrus deodara 33" Good Viable 18 Under 12" 19 Under 12" 20 European Birch Betula pendula 14" Good Viable 21 European Birch _Betula pendula 14" Good Viable 22 European Birch Betula pendula 17" Good Viable 23 Sunset Maple Acer rubrum 18" Good Viable Trees #2, 11, 12 & 13 were not originally on the plan and were added. Trees #1, 10, 14, 17, 18, 19, 20 & 21 reflect size changes from the original site plan. City of Tigard requires mitigation for viable trees over 12". Trees 12" and under and non-viable trees do not need mitigation. Residential and Commercial Spraying • Fertilizing• Pruning • Landscape Installation • Landscape Maintenance •Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635• Landscape Contractor#5659 • Chemical Application #000231 • insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com coe 14,UN � '�71r'i31it `� Tree Protection Plan (REVISED 3/27/03) Follow the below listed instructions in order to provide the proper protection before, during and after construction. I. Before Construction: a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. b. Check with local government agencies for tree protection ordinances. c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. e. Notify all other contractors that these trees are to be saved and protected. f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a case by case site conditions reviewed. g. Identify any insect or disease problems that may require treatment. h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. i. Design landscape islands and planting areas large enough to accommodate trees at maturity. j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. Residential and Commercial Spraying • Fertilizing• Pruning • Landscape Installation • Landscape Maintenance •Consultation MEMBER: National Arborist Association • International Society of Arboriculture •Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635 • Landscape Contractor#5659• Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com 5torvvt wofe ' ,4n0.135 ; 5 `JOL3 1 P� L, I ' I S Nw SHEET NO. , OF CESNW,INC. CALCULATED .4 4 DATE 15573 SW BANGY RD.,STE.300 LAKE OSWEGO,OR 97035 A DATE 503.968.6655 TEL 503.968.2595 FAX www.cesnw.com I • f q ` �('�' a I I I i i*cor\Q....) i , z ` t Fr CL(LO\LL;;Ire } f ; i ithcoslit r I i I E (4S1 t 2-t b.- ... ; ' t= •eke cr ! t , , ... t ......._..... a .._ t '1 = ...._.... . .....__ }..• I i € , 1._. 4 I i I T i I i i , 14 I 0. 1_... .................._1 i t ! € i•! I I i E 1 i i i 1 1 I ; i 's i 1 i . I t. I i i• •.4). .... fir... .. `. A.o- kix at.., '......_.............3 . .............. i E•i i{ i i , I 1 _ : t +. .1 )4 kON....1 3 I etb*I •.t t,s1 I • ` ( I i r 1—''.1 -I 1 t 1 ' t rk.-VaL:r4-139tItei 4'mi a. E y € i , ,� • i I i f f • i: I I I I 1.4 Ifi) ; I i€ j( I 11 : 1111 I i : 11 I i ( i I i ... 1 i II II i s , ' I I i i I i 1 I ' I i i , i i i i i ; l i . i i 1 i ! : I € I I E I I ' � I ' 1 i i 1 ! ! 1 € 1 I i i 1 I € I i ! : ; i E , I • I i i : I ! 3 i I i I i ; I I i I i i .... ... I I I' I a i 1 i 1 f k i 3 ..._.....4. .t...._.......{ • ! 4 i I. : _ 4 •.. • - ••----- 1 -; T ._.. .. _.. .- - I ;_.._ y i i 1 I i ' ; I_. 3- I. f i 4 1 i I ` 1 i l I i , i i ? j I ; 1 i 1 I i I i i i I i i i r i i € i i. I i - - -� i i i I I i I I I 1 I iii f 1 I i 1 aliwameoftviummo C E S Nw Project N Project: Clarke Offices Number: 1887 Date: January 9, 2004 POND STORAGE ROUTING Basin: Site Event: 2 Year Pipe Data: Outlet Data: Dia. = 3.2 feet Orif1 A= 0.034 sq.ft. Broad Crested Radius= 1.6 feet Orif1 E= 0 Weir1 L= 0 feet Length = 85 feet Dia 1 = 2.50 inches Weir1 E= 0 Slope = 0.005 feet/feet Max Vol= 1008 Cubic Feet Orif2 A= 0.018 sq.ft. Rectangular Height 0= 100 Elevation Orif2 E= 1.7 Weir2 L= 0 feet #Barrels= 1 Dia 2 = 1.82 inches Weir2 E= 0 Orif3 A= 0.017 sq.ft. MAX STOR.= 538 cu ft Orif3 E= 2.6 MAX OUTLET= 0.23 cfs Dia 3 = 1.77 inches MAX HEIGHT= 1.7 feet Pipe Outflow Hydrograph 0.5 I ' -.. i -. - I __.., —-- 0.4 1-- --r I - 0.4 —L --[ }.I 4' ! i 1_. 0.3 --- w a. ( iii a 0.3 T 1 t i o LL --.----I–. i. I 1 I I 0.2 I € I f L i ,- 0.2 h L r : 0.1 _ 1 T 0.1 0.0 , , 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes Routed Hydrograph —Inflow Hydrograph File:Archpipe-2yr.xls 1/13/2004 CESNW,Inc. Page 1 • C S Nw Project N Project: Clarke Offices Number: 1887 Date: January 9, 2004 POND STORAGE ROUTING Basin: Site Event: 5 Year Pipe Data: Outlet Data: Dia. = 3.2 feet Orif1 A= 0.034 sq.ft. Broad Crested Radius= 1.6 feet Orifl E= 0 Weir1 L= 0 feet Length = 85 feet Dia 1 = 2.50 inches Weir1 E= 0 Slope = 0.005 feet/feet Max Vol= 1008 Cubic Feet Orif2 A= 0.018 sq.ft. Rectangular Height 0= 100 Elevation Orif2 E= 1.7 Weir2 L= 0 feet #Barrels= 1 Dia 2 = 1.82 inches Weir2 E= 0 Orif3 A= 0.017 sq.ft. MAX STOR. = 713 cu ft Orif3 E= 2.6 MAX OUTLET= 0.33 cfs Dia 3 = 1.77 inches MAX HEIGHT= 2.2 feet Pipe Outflow Hydrograph 0.7 : 1 0.6 I I l t i 0.6 i i i- LL 0.4 L ( i i 1 ' I iI 1.....Y.__1 , . L__ s — -+ t ..t._ ._;_....i_. L.T. 0.3 1 j __l II( .. F t 0.2 0.1 1 l j I I l 0.0 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes —Routed Hydrograph —Inflow Hydrogroph File:Archpipe-5yr.xls 1/13/2004 CESINW,Inc. Page 1 • CS NW Project: Clarke Offices L Project Number: 1887 Date: January 9, 2004 POND STORAGE ROUTING Basin: Site Event: 10 Year Pipe Data: Outlet Data: Dia. = 3.2 feet Orif1 A= 0.034 sq.ft. Broad Crested Radius= 1.6 feet Orif1 E= 0 Weir1 L= 0 feet Length = 85 feet Dia 1 = 2.50 inches Weir1 E= 0 Slope = 0.005 feet/feet Max Vol= 1008 Cubic Feet Orif2 A= 0.018 sq.ft. Rectangular Height 0= 100 Elevation Orif2 E= 1.7 Weir2 L= 0 feet #Barrels= 1 Dia 2 = 1.82 inches Weir2 E= 0 Orif3 A= 0.017 sq.ft. MAX STOR.= 841 cu ft Orif3 E= 2.6 MAX OUTLET= 0.38 cfs Dia 3 = 1.77 inches MAX HEIGHT= 2.6 feet Pipe Outflow Hydrograph 0.7 I : 1 : . . MI j .--,-- . i . , , t-,- , _, , , 1Ii d " y 1■1111I.11�I .11iiiiiimpiiilim .11. .ME 1. u. 0.4 o I 1- +-I T ---, i / 1 ' ' t , 7---,---- 1IT 1 i MI I 1 ill 1 th11 t 0.2 .1)•11®1 1 jII1 —i-- ±-1--T-1- 1 11 --;„ i_! Jim” i iiii I-- —UI! 1iIUIIIIIH I ■ 11 0.1 .. .. ai•i 1111.11/1.11.1. ®.te a .i.... . lI:: t. EKIIM®I t_3 limuls IIIMEIa:1:.uuu..� 111/1/ . -:: : . 0.0 ......i>�I. ....m....Il•.... mmusim----..1 o 200 400 600 800 1000 1200 1400 1600 Time M Minubs —Routed Hydiopraph —Info*Hydrograph File:Archpps-10yrads 1/13/2004 CESINW,Inc. Paps 1 • C T L Nw Project: Clarke Offices Project Number: 1887 Date: January 9, 2004 POND STORAGE ROUTING Basin: Site Event: 25 Year Pipe Data: Outlet Data: Dia. = 3.2 feet Orif1 A= 0.034 sq.ft. Broad Crested Radius= 1.6 feet Orif1 E= 0 Weir1 L= 0 feet Length = 85 feet Dia 1 = 2.50 inches Weir1 E= 0 Slope = 0.005 feet/feet Max Vol= 1008 Cubic Feet Orif2 A= 0.018 sq.ft. Rectangular Height 0= 100 Elevation Orif2 E= 1.7 Weir2 L= 0 feet #Barrels= 1 Dia 2 = 1.82 inches Weir2 E= 0 Orif3 A= 0.017 sq.ft. MAX STOR. = 998 cu ft Orif3 E= 2.6 MAX OUTLET= 0.49 cfs Dia 3 = 1.77 inches MAX HEIGHT= 3.4 feet Pipe Outflow Hydrograph 0.8 • . ......_...-...._.r_....�`F._..- _..... _...._ i. —;—t, ..... ....._ 0.7 .N. •IINI. . iiiillEil•11115111._. 0.5 — 0.6 E.Miliiiii 1 , , , -,-- lip , . . . , . __ • 101.Viiii iiiii -*di.- - . . . .: > .:M ...1111 f 1. ..>!. . . M... u_ iiiimiiiiiiiiiiiiii-mmil ,. 1 --- - 0.4 , a -. ..._.;... _..... 11—H-111111 1 HI I SI II In__ Hill Iral Ms i__4_111111 0.2 HIIiiiIJjIHIINiHhi!iIII: i ''',1- iiiiiiiii ---1:-.1- 0.0 , 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes Routed Hydrograph ---Inflow Hydrograph File:Archpipe-25yr.xls 1/13/2004 CESINW,Inc. Page 1 . . . . CL S 1 V W Project: Clarke Offices Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 2 Year Pre Given: Area= 0.86 acres Pt = 2.5 inches dt = 10 min. Tc = 25 min. w = 0.1667 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.65 acres Area = 0.21 acres Peak Runoff: 0.23 cfs CN = 85 CN = 98 Total Vol. : 4446 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.3 - II I I 1 i 0.2 I I I I i i I I 0.2 u U I i I l o r i.. i l I ! it X0.1 j j • 0.1 i : 1 1 1- i i t i 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Pre-2yr.xls 12/24/2003 CESINW,Inc. Page 1 • Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0100 0.0100 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0100 0.0200 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0100 0.0300 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0100 0.0400 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 5 50 0.0040 0.0100 0.0500 0.0000 0.0000 0.0004 0.0004 0.0001 0.0 0.0 6 60 0.0040 0.0100 0.0600 0.0000 0.0000 0.0016 0.0013 0.0003 0.0 0.0 7 70 0.0040 0.0100 0.0700 0.0000 0.0000 0.0037 0.0020 0.0005 0.0 0.0 8 80 0.0040 0.0100 0.0800 0.0000 0.0000 0.0063 0.0027 0.0006 0.0 0.0 9 90 0.0040 0.0100 0.0900 0,0000 0.0000 0.0096 0.0032 0.0008 0.0 0.0 10 100 0.0040 0.0100 0.1000 0.0000 0.0000 0.0133 0.0038 0.0009 0.0 0.0 11 110 0.0050 0.0125 0.1125 0.0000 0.0000 0.0186 0.0053 0.0013 0.0 0.0 12 120 0.0050 0.0125 0.1250 0.0000 0.0000 0.0246 0.0060 0.0015 0.0 0.0 13 130 0.0050 0.0125 0.1375 0.0000 0.0000 0.0311 0.0065 0.0016 0.0 0.0 14 140 0.0050 0.0125 0.1500 0.0000 0.0000 0.0381 0.0070 0.0017 0.0 0.0 15 150 0.0050 0.0125 0.1625 0.0000 0.0000 0.0455 0.0074 0.0018 0.0 0.0 16 160 0.0050 0.0125 0.1750 0.0000 0.0000 0.0532 0.0078 0.0019 0.0 0.0 17 170 0.0060 0.0150 0.1900 0.0000 0.0000 0.0630 0.0098 0.0024 0.0 0.0 18 180 0.0060 0.0150 0.2050 0.0000 0.0000 0.0732 0.0102 0.0025 0.0 0.0 19 190 0.0060 0.0150 0.2200 0.0000 0.0000 0.0838 0.0106 0.0026 0.0 0.0 20 200 0.0060 0.0150 0.2350 0.0000 0.0000 0.0947 0.0109 0.0027 0.0 0.0 21 210 0.0060 0.0150 0.2500 0.0000 0.0000 0.1059 0.0112 0.0027 0.0 0.0 22 220 0.0060 0.0150 0.2650 0.0000 0.0000 0.1174 0.0115 0.0028 0.0 0.0 23 230 0.0070 0.0175 0.2825 0.0000 0.0000 0.1310 0.0137 0.0033 0.0 0.0 24 240 0.0070 0.0175 0.3000 0.0000 0.0000 0.1450 0.0140 0.0034 0.0 0.0 25 250 0.0070 0.0175 0.3175 0.0000 0.0000 0.1592 0.0142 0.0035 0.0 0.0 26 260 0.0070 0.0175 0.3350 0.0000 0.0000 0.1737 0.0145 0.0035 0.0 0.0 27 270 0.0070 0.0175 0.3525 0.0000 0.0000 0.1884 0.0147 0.0036 0.0 0.0 28 280 0.0070 0.0175 0.3700 0.0002 0.0002 0.2032 0.0148 0.0037 0.0 0.0 29 290 0.0082 0.0205 0.3905 0.0008 0.0006 0.2208 0.0176 0.0048 0.0 0.0 30 300 0.0082 0.0205 0.4110 0.0018 0.0011 0.2386 0.0178 0.0052 0.0 0.0 31 310 0.0082 0.0205 0.4315 0.0033 0.0015 0.2566 0.0180 0.0055 0.0 0.0 32 320 0.0082 0.0205 0.4520 0.0053 0.0019 0.2748 0.0182 0.0059 0.0 0.0 33 330 0.0082 0.0205 0.4725 0.0076 0.0023 0.2931 0.0183 0.0062 0.0 0.0 34 340 0.0082 0.0205 0.4930 0.0103 0.0027 0.3116 0.0185 0.0066 0.0 0.0 35 350 0.0095 0.0238 0.5168 0.0139 0.0036 0.3331 0.0215 0.0080 0.0 0.0 36 360 0.0095 0.0238 0.5405 0.0180 0.0041 0.3548 0.0217 0.0084 0.0 0.0 37 370 0.0095 0.0238 0.5643 0.0226 0.0046 0.3766 0.0218 0.0088 0.0 0.0 38 380 0.0095 0.0238 0.5880 0.0276 0.0050 0.3985 0.0219 0.0092 0.0 0.0 39 390 0.0095 0.0238 0.6118 0.0331 0.0055 0.4206 0.0221 0.0095 0.0 0.0 40 400 0.0095 0.0238 0.6355 0.0390 0.0059 0.4427 0.0222 0.0099 0.1 0.0 41 410 0.0134 0.0335 0.6690 0.0480 0.0090 0.4741 0.0314 0.0145 0.1 0.1 42 420 0.0134 0.0335 0.7025 0.0578 0.0098 0.5057 0.0316 0.0151 0.1 0.1 43 430 0.0134 0.0335 0.7360 0.0683 0.0105 0.5374 0.0317 0.0157 0.1 0.1 44 440 0.0180 0.0450 0.7810 0.0836 0.0152 0.5802 0.0428 0.0220 0.1 0.1 45 450 0.0180 0.0450 0.8260 0.1000 0.0164 0.6232 0.0430 0.0229 0.1 0.1 46 460 0.0340 0.0850 0.9110 0.1341 0.0341 0.7049 0.0817 0.0457 0.2 0.1 47 470 0.0540 0.1350 1.0460 0.1954 0.0614 0.8355 0.1307 0.0783 0.4 0.2 48 480 0.0270 0.0675 1.1135 0.2291 0.0336 0.9012 0.0657 0.0415 0.2 0.2 49 490 0.0180 0.0450 1.1585 0.2525 0.0234 0.9451 0.0439 0.0284 0.1 0.2 50 500 0.0134 0.0335 1.1920 0.2704 0.0179 0.9778 0.0327 0.0215 0.1 0.2 51 510 0.0134 0.0335 1.2255 0.2887 0.0183 1.0106 0.0328 0.0218 0.1 0.2 52 520 0.0134 0.0335 1.2590 0.3074 0.0187 1.0434 0.0328 0.0221 0.1 0.1 53 530 0.0088 0.0220 1.2810 0.3199 0.0125 1.0649 0.0216 0.0147 0.1 0.1 54 540 0.0088 0.0220 1.3030 0.3325 0.0126 1.0865 0.0216 0.0148 0.1 0.1 55 550 0.0088 0.0220 1.3250 0.3453 0.0128 1.1081 0.0216 0.0149 0.1 0.1 56 560 0.0088 0.0220 1.3470 0.3582 0.0129 1.1297 0.0216 0.0150 0.1 0.1 57 570 0.0088 0.0220 1.3690 0.3713 0.0131 1.1513 0.0216 0.0152 0.1 0.1 58 580 0.0088 0.0220 1.3910 0.3845 0.0132 1.1729 0.0216 0.0153 0.1 0.1 59 590 0.0088 0.0220 1.4130 0.3978 0.0133 1.1945 0.0216 0.0154 0.1 0.1 60 600 0.0088 0.0220 1.4350 0.4113 0.0135 1.2162 0.0216 0.0155 0.1 0.1 61 610 0.0088 0.0220 1.4570 0.4249 0.0136 1.2378 0.0216 0.0156 0.1 0.1 62 620 0.0088 0.0220 1.4790 0.4386 0.0137 1.2595 0.0217 0.0157 0.1 0.1 63 630 0.0088 0.0220 1.5010 0.4525 0.0139 1.2811 0.0217 0.0158 0.1 0.1 64 640 0.0088 0.0220 1.5230 0.4665 0.0140 1.3028 0.0217 0.0159 0.1 0.1 65 650 0.0072 0.0180 1.5410 0.4780 0.0115 1.3205 0.0177 0.0130 0.1 0.1 66 660 0.0072 0.0180 1.5590 0.4896 0.0116 1.3383 0.0177 0.0131 0.1 0.1 67 670 0.0072 0.0180 1.5770 0.5013 0.0117 1.3560 0.0177 0.0132 0.1 0.1 68 680 0.0072 0.0180 1.5950 0.5131 0.0118 1.3738 0.0178 0.0132 0.1 0.1 69 690 0.0072 0.0180 1.6130 0.5249 0.0118 1.3915 0.0178 0.0133 0.1 0.1 70 700 0.0072 0.0180 1.6310 0.5368 0.0119 1.4093 0.0178 0.0133 0.1 0.1 71 710 0.0072 0.0180 1.6490 0.5488 0.0120 1.4271 0.0178 0.0134 0.1 0.1 File:Pre-2yr.xls 12/24/2003 CESINW,Inc. Page 2 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental fated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0180 1.6670 0.5609 0.0121 1.4449 0.0178 0.0134 0.1 0.1 73 730 0.0072 0.0180 1.6850 0.5730 0.0121 1.4626 0.0178 0.0135 0.1 0.1 74 740 0.0072 0.0180 1.7030 0.5852 0.0122 1.4804 0.0178 0.0136 0.1 0.1 75 750 0.0072 0.0180 1.7210 0.5974 0.0123 1.4982 0.0178 0.0136 0.1 0.1 76 760 0.0072 0.0180 1.7390 0.6097 0.0123 1.5160 0.0178 0.0137 0.1 0.1 77 770 0.0057 0.0143 1.7533 0.6195 0.0098 1.5301 0.0141 0.0108 0.1 0.1 78 780 0.0057 0.0143 1.7675 0.6294 0.0098 1.5442 0.0141 0.0109 0.1 0.1 79 790 0.0057 0.0143 1.7818 0.6393 0.0099 1.5583 0.0141 0.0109 0.1 0.1 80 800 0.0057 0.0143 1.7960 0.6492 0.0099 1.5724 0.0141 0.0109 0.1 0.1 81 810 0.0057 0.0143 1.8103 0.6591 0.0100 1.5865 0.0141 0.0110 0.1 0.1 82 820 0.0057 0.0143 1.8245 0.6691 0.0100 1.6006 0.0141 0.0110 0.1 0.1 83 830 0.0057 0.0143 1.8388 0.6792 0.0100 1.6147 0.0141 0.0110 0.1 0.1 84 840 0.0057 0.0143 1.8530 0.6892 0.0101 1.6288 0.0141 0.0111 0.1 0.1 85 850 0.0057 0.0143 1.8673 0.6993 0.0101 1.6429 0.0141 0.0111 0.1 0.1 86 860 0.0057 0.0143 1.8815 0.7095 0.0101 1.6570 0.0141 0.0111 0.1 0.1 87 870 0.0057 0.0143 1.8958 0.7197 0.0102 1.6711 0.0141 0.0111 0.1 0.1 88 880 0.0057 0.0143 1.9100 0.7299 0.0102 1.6852 0.0141 0.0112 0.1 0.1 89 890 0.0050 0.0125 1.9225 0.7388 0.0090 1.6976 0.0124 0.0098 0.1 0.1 90 900 0.0050 0.0125 1.9350 0.7479 0.0090 1.7100 0.0124 0.0098 0.1 0.1 91 910 0.0050 0.0125 1.9475 0.7569 0.0090 1.7223 0.0124 0.0099 0.1 0.1 92 920 0.0050 0.0125 1.9600 0.7660 0.0091 1.7347 0.0124 0.0099 0.1 0.1 93 930 0.0050 0.0125 1.9725 0.7750 0.0091 1.7471 0.0124 0.0099 0.1 0.1 94 940 0.0050 0.0125 1.9850 0.7842 0.0091 1.7595 0.0124 0.0099 0.1 0.1 95 950 0.0050 0.0125 1.9975 0.7933 0.0091 1.7719 0.0124 0.0099 0.1 0.1 96 960 0.0050 0.0125 2.0100 0.8025 0.0092 1.7843 0.0124 0.0100 0.1 0.1 97 970 0.0050 0.0125 2.0225 0.8117 0.0092 1.7967 0.0124 0.0100 0.1 0.1 98 980 0.0050 0.0125 2.0350 0.8209 0.0092 1.8090 0.0124 0.0100 0.1 0.1 99 990 0.0050 0.0125 2.0475 0.8301 0.0092 1.8214 0.0124 0.0100 0.1 0.1 100 1000 0.0050 0.0125 2.0600 0.8394 0.0093 1.8338 0.0124 0.0100 0.1 0.1 101 1010 0.0040 0.0100 2.0700 0.8468 0.0074 1.8438 0.0099 0.0080 0.0 0.1 102 1020 0.0040 0.0100 2.0800 0.8542 0,0074 1.8537 0.0099 0.0080 0.0 0.0 103 1030 0.0040 0.0100 2.0900 0.8617 0.0075 1.8636 0.0099 0.0081 0.0 0.0 104 1040 0.0040 0.0100 2.1000 0.8691 0.0075 1.8735 0.0099 0.0081 0.0 0.0 105 1050 0.0040 0.0100 2.1100 0.8766 0.0075 1.8834 0.0099 0.0081 0.0 0.0 106 1060 0.0040 0.0100 2.1200 0.8841 0.0075 1.8933 0.0099 0.0081 0.0 0.0 107 1070 0.0040 0.0100 2.1300 0.8916 0.0075 1.9033 0.0099 0.0081 0.0 0.0 108 1080 0.0040 0.0100 2.1400 0.8992 0.0075 1.9132 0.0099 0.0081 0.0 0.0 109 1090 0.0040 0.0100 2.1500 0.9067 0.0075 1.9231 0.0099 0.0081 0.0 0.0 110 1100 0.0040 0.0100 2.1600 0.9142 0.0076 1.9330 0.0099 0.0081 0.0 0.0 111 1110 0.0040 0.0100 2.1700 0.9218 0.0076 1.9430 0.0099 0.0081 0.0 0.0 112 1120 0.0040 0.0100 2.1800 0.9294 0.0076 1.9529 0.0099 0.0082 0.0 0.0 113 1130 0.0040 0.0100 2.1900 0.9370 0.0076 1.9628 0.0099 0.0082 0.0 0.0 114 1140 0.0040 0.0100 2.2000 0.9446 0.0076 1.9727 0.0099 0.0082 0.0 0.0 115 1150 0.0040 0.0100 2.2100 0.9522 0.0076 1.9827 0.0099 0.0082 0.0 0.0 116 1160 0.0040 0.0100 2.2200 0.9598 0.0076 1.9926 0.0099 0.0082 0.0 0.0 117 1170 0.0040 0.0100 2.2300 0.9675 0.0076 2.0025 0.0099 0.0082 0.0 0.0 118 1180 0.0040 0.0100 2.2400 0.9751 0.0077 2.0124 0.0099 0.0082 0.0 0.0 119 1190 0.0040 0.0100 2.2500 0.9828 0.0077 2.0224 0.0099 0.0082 0.0 0.0 120 1200 0.0040 0.0100 2.2600 0.9905 0.0077 2.0323 0.0099 0.0082 0.0 0.0 121 1210 0.0040 0.0100 2.2700 0.9982 0.0077 2.0422 0.0099 0.0082 0.0 0.0 122 1220 0.0040 0.0100 2.2800 1.0059 0.0077 2.0521 0.0099 0.0083 0.0 0.0 123 1230 0.0040 0.0100 2.2900 1,0136 0.0077 2.0621 0.0099 0.0083 0.0 0.0 124 1240 0.0040 0.0100 2.3000 1.0214 0.0077 2.0720 0.0099 0.0083 0.0 0.0 125 1250 0.0040 0.0100 2.3100 1.0291 0.0077 2.0819 0.0099 0.0083 0.0 0.0 126 1260 0.0040 0.0100 2.3200 1.0369 0.0078 2.0919 0.0099 0.0083 0.0 0.0 127 1270 0.0040 0.0100 2.3300 1.0446 0.0078 2.1018 0.0099 0.0083 0.0 0.0 128 1280 0.0040 0.0100 2.3400 1.0524 0.0078 2.1117 0.0099 0.0083 0.0 0.0 129 1290 0.0040 0.0100 2.3500 1.0602 0.0078 2.1217 0.0099 0.0083 0.0 0.0 130 1300 0.0040 0.0100 2.3600 1.0680 0.0078 2.1316 0.0099 0.0083 0.0 0.0 131 1310 0.0040 0.0100 2.3700 1.0758 0.0078 2.1415 0.0099 0.0083 0.0 0.0 132 1320 0.0040 0.0100 2.3800 1.0837 0.0078 2.1515 0.0099 0.0083 0.0 0.0 133 1330 0.0040 0.0100 2.3900 1.0915 0.0078 2.1614 0.0099 0.0084 0.0 0.0 134 1340 0.0040 0.0100 2.4000 1.0993 0.0079 2.1714 0.0099 0.0084 0.0 0.0 135 1350 0.0040 0.0100 2.4100 1.1072 0.0079 2.1813 0.0099 0.0084 0.0 0.0 136 1360 0.0040 0.0100 2.4200 1.1151 0.0079 2.1912 0.0099 0.0084 0.0 0.0 137 1370 0.0040 0.0100 2.4300 1.1230 0.0079 2.2012 0.0099 0.0084 0.0 0.0 138 1380 0.0040 0.0100 2.4400 1.1309 0.0079 2.2111 0.0099 0.0084 0.0 0.0 139 1390 0.0040 0.0100 2.4500 1.1388 0.0079 2.2210 0.0099 0.0084 0.0 0.0 140 1400 0.0040 0.0100 2.4600 1.1467 0.0079 2.2310 0.0099 0.0084 0.0 0.0 141 1410 0.0040 0.0100 2.4700 1.1546 0.0079 2.2409 0.0099 0.0084 0.0 0.0 142 1420 0.0040 0.0100 2.4800 1.1626 0.0079 2.2509 0.0099 0.0084 0.0 0.0 143 1430 0.0040 0.0100 2.4900 1.1705 0.0079 2.2608 0.0099 0.0084 0.0 0.0 144 1440 0.0040 0.0100 2.5000 1.1785 0.0080 2.2707 0.0099 0.0084 0.0 0.0 Total 1.0000 2.5000 Hydrograph Volume 4446 (Cubic Feet) File:Pre-2yr.xls 12/24/2003 CESINW,Inc. Page 3 . � . ' CIii� U~ �� Nw Pn�pct C�rke O�ueo � �� �� Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 5 Year Pre Given: Area= 0.86 acres Pt = 3.1 inches dt = 10 min. Tc = 23 min. w = 0.1786 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area = 0a5 acres Area = 0.21 acres Peak Runoff: 0.33 cfs CN = 85 CN = 98 Total Vol. : 6054 of S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph � O.4 - • _ ' � / ' _l_ / ) / - —` — ' -- — - V3 —f IN 11_. _ ___1_ , ;___ 11111EIME111 0.3 _ 161-1. . ,i. 'Hi i _1' ill _ Il_ [3 o�z ... L `^ _ � 1 ii,:_zi I il -.1---. Irimul-__ _ WE EMI cc. 1. 111111111111 i t._ 111111111111 . 11,,_ ----.,: i . „.. . , , ,,,„,„,. 0.1 ' i i ' 1121MP T__ 1111111111111- - [[ — Millilinj11111 o�� _ | i �N�U�N���U / | -1 _-_ �`_ _ ' -/ - ----_�___ ___ �-T -- ---- -- -- - — | � n�O ` ' ' ` 0 200 400 600 800 1000 1300 1400 1600 Time in Minutes File:Pre-5yr.xls 12/24/2003 CESINW,Inc. Page 1 • Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (t1) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0124 0.0124 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0124 0.0248 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0124 0.0372 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0124 0.0496 0.0000 0.0000 0.0004 0.0004 0.0001 0.0 0.0 5 50 0.0040 0.0124 0.0620 0.0000 0.0000 0.0020 0.0016 0.0004 0.0 0.0 6 60 0.0040 0.0124 0.0744 0.0000 0.0000 0.0047 0.0028 0.0007 0.0 0.0 7 70 0.0040 0.0124 0.0868 0.0000 0.0000 0.0085 0.0037 0.0009 0.0 0.0 8 80 0.0040 0.0124 0.0992 0.0000 0.0000 0.0130 0.0045 0.0011 0.0 0.0 9 90 0.0040 0.0124 0.1116 0.0000 0.0000 0.0182 0.0052 0.0013 0.0 0.0 10 100 0.0040 0.0124 0.1240 0.0000 0.0000 0.0241 0.0059 0.0014 0.0 0.0 11 110 0.0050 0.0155 0.1395 0.0000 0.0000 0.0322 0.0081 0.0020 0.0 0.0 12 120 0.0050 0.0155 0.1550 0.0000 0.0000 0.0410 0.0088 0.0021 0.0 0.0 13 130 0.0050 0.0155 0.1705 0.0000 0.0000 0.0504 0.0094 0.0023 0.0 0.0 14 140 0.0050 0.0155 0.1860 0.0000 0.0000 0.0604 0.0100 0.0024 0.0 0.0 15 150 0.0050 0.0155 0.2015 0.0000 0.0000 0.0708 0,0104 0.0025 0.0 0.0 16 160 0.0050 0.0155 0.2170 0.0000 0.0000 0.0816 0.0108 0.0026 0.0 0.0 17 170 0.0060 0.0186 0.2356 0.0000 0.0000 0.0951 0.0135 0.0033 0.0 0.0 18 180 0.0060 0.0186 0.2542 0.0000 0.0000 0.1091 0.0139 0.0034 0.0 0.0 19 190 0.0060 0.0186 0.2728 0.0000 0.0000 0.1234 0.0143 0.0035 0.0 0.0 20 200 0.0060 0.0186 0.2914 0.0000 0.0000 0.1381 0.0147 0.0036 0.0 0.0 21 210 0.0060 0.0186 0.3100 0.0000 0.0000 0.1531 0.0150 0.0037 0.0 0.0 22 220 0.0060 0.0186 0.3286 0.0000 0.0000 0.1684 0.0153 0.0037 0.0 0.0 23 230 0.0070 0.0217 0.3503 0.0000 0.0000 0.1865 0.0181 0.0044 0.0 0.0 24 240 0.0070 0.0217 0.3720 0.0002 0.0002 0.2049 0.0184 0.0046 0.0 0.0 25 250 0.0070 0.0217 0.3937 0.0009 0.0007 0.2236 0.0187 0.0051 0.0 0.0 26 260 0.0070 0.0217 0.4154 0.0021 0.0012 0.2425 0.0189 0.0055 0.0 0.0 27 270 0.0070 0.0217 0.4371 0.0038 0.0017 0.2616 0.0191 0.0059 0.0 0.0 28 280 0.0070 0.0217 0.4588 0.0060 0.0022 0.2809 0.0193 0.0063 0.0 0.0 29 290 0.0082 0.0254 0.4842 0.0091 0.0031 0.3036 0.0228 0.0079 0.0 0.0 30 300 0.0082 0.0254 0.5096 0.0128 0.0037 0.3266 0.0230 0.0084 0.0 0.0 31 310 0.0082 0.0254 0.5351 0.0170 0.0043 0.3498 0.0232 0.0089 0.0 0.0 32 320 0.0082 0.0254 0.5605 0.0218 0.0048 0.3731 0.0233 0.0093 0.0 0.0 33 330 0.0082 0.0254 0.5859 0.0272 0.0053 0.3966 0.0235 0.0098 0.1 0.0 34 340 0.0082 0.0254 0.6113 0.0330 0.0058 0.4202 0.0236 0.0102 0.1 0.0 35 350 0.0095 0.0295 0.6408 0.0404 0.0074 0.4477 0.0275 0.0123 0.1 0.1 36 360 0.0095 0.0295 0.6702 0.0484 0.0080 0.4753 0.0276 0.0128 0.1 0.1 37 370 0.0095 0.0295 0.6997 0.0569 0.0086 0.5030 0.0277 0.0133 0.1 0.1 38 380 0.0095 0.0295 0.7291 0.0661 0.0092 0.5309 0.0279 0.0137 0.1 0.1 39 390 0.0095 0.0295 0.7586 0.0758 0.0097 0.5589 0.0280 0.0142 0.1 0.1 40 400 0.0095 0.0295 0.7880 0.0861 0.0102 0.5869 0.0281 0.0146 0.1 0.1 41 410 0.0134 0.0415 0.8296 0.1014 0.0153 0.6266 0.0397 0.0213 0.1 0.1 42 420 0.0134 0.0415 0.8711 0.1176 0.0163 0.6665 0.0399 0.0220 0.1 0.1 43 430 0.0134 0.0415 0.9126 0.1348 0.0172 0.7065 0.0400 0.0227 0.1 0.1 44 440 0.0180 0.0558 0.9684 0.1592 0.0244 0.7603 0.0539 0.0316 0.2 0.1 45 450 0.0180 0.0558 1.0242 0.1850 0.0258 0.8144 0.0541 0.0327 0.2 0.1 46 460 0.0340 0.1054 1.1296 0.2374 0.0524 0.9170 0.1025 0.0646 0.3 0.2 47 470 0.0540 0.1674 1.2970 0.3290 0.0917 1.0807 0.1637 0.1093 0.6 0.3 48 480 0.0270 0.0837 1.3807 0.3783 0.0492 1.1628 0.0822 0.0573 0.3 0.3 49 490 0.0180 0.0558 1.4365 0.4122 0.0340 1.2177 0.0549 0.0391 0.2 0.3 50 500 0.0134 0.0415 1.4781 0.4381 0.0258 1.2586 0.0409 0.0295 0.2 0.3 51 510 0.0134 0.0415 1.5196 0.4643 0.0263 1.2995 0.0409 0.0298 0.2 0.2 52 520 0.0134 0.0415 1.5612 0.4910 0.0267 1.3404 0.0409 0.0302 0.2 0.2 53 530 0.0088 0.0273 1.5884 0.5088 0.0178 1.3673 0.0269 0.0200 0.1 0.2 54 540 0.0088 0.0273 1.6157 0.5267 0.0179 1.3942 0.0269 0.0201 0.1 0.1 55 550 0.0088 0.0273 1.6430 0.5448 0.0181 1.4212 0.0269 0.0203 0.1 0.1 56 560 0.0088 0.0273 1.6703 0.5631 0.0183 1.4481 0.0269 0.0204 0.1 0.1 57 570 0.0088 0.0273 1.6976 0.5815 0.0184 1.4750 0.0269 0.0205 0.1 0.1 58 580 0.0088 0.0273 1.7248 0.6000 0.0186 1.5020 0.0270 0.0206 0.1 0.1 59 590 0.0088 0.0273 1.7521 0.6188 0.0187 1.5290 0.0270 0.0207 0.1 0.1 60 600 0.0088 0.0273 1.7794 0.6376 0.0189 1.5559 0.0270 0.0208 0.1 0.1 61 610 0.0088 0.0273 1.8067 0.6566 0.0190 1.5829 0.0270 0.0210 0.1 0.1 62 620 0.0088 0.0273 1.8340 0.6758 0.0191 1.6099 0.0270 0.0211 0.1 0.1 63 630 0.0088 0.0273 1.8612 0.6951 0.0193 1.6369 0.0270 0.0212 0.1 0.1 64 640 0.0088 0.0273 1.8885 0.7145 0.0194 1.6639 0.0270 0.0213 0.1 0.1 65 650 0.0072 0.0223 1.9108 0.7305 0.0160 1.6860 0.0221 0.0175 0.1 0.1 66 660 0.0072 0.0223 1.9332 0.7465 0.0161 1.7081 0.0221 0.0175 0.1 0.1 67 670 0.0072 0.0223 1.9555 0.7627 0.0161 1.7302 0.0221 0.0176 0.1 0.1 68 680 0.0072 0.0223 1.9778 0.7789 0.0162 1.7524 0.0221 0.0177 0.1 0.1 69 690 0.0072 0.0223 2.0001 0.7952 0.0163 1.7745 0.0221 0.0177 0.1 0.1 70 700 0.0072 0.0223 2.0224 0.8116 0.0164 1.7966 0.0221 0.0178 0.1 0.1 71 710 0.0072 0.0223 2.0448 0.8281 0.0165 1.8187 0.0221 0.0178 0.1 0.1 File:Pre-5yr.xls 12/24/2003 CESINW,Inc. Page 2 • (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distil- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0223 2.0671 0.8446 0.0165 1.8409 0.0221 0.0179 0.1 0.1 73 730 0.0072 0.0223 2.0894 0.8612 0.0166 1.8630 0.0221 0.0180 0.1 0.1 74 740 0.0072 0.0223 2.1117 0.8779 0.0167 1.8851 0.0221 0.0180 0.1 0.1 75 750 0.0072 0.0223 2.1340 0.8947 0.0168 1.9073 0.0221 0.0181 0.1 0.1 76 760 0.0072 0.0223 2.1564 0.9115 0.0168 1.9294 0.0221 0.0181 0.1 0.1 77 770 0.0057 0.0177 2.1740 0.9249 0.0134 1.9470 0.0175 0.0144 0.1 0.1 78 780 0.0057 0.0177 2.1917 0.9383 0.0134 1.9645 0.0175 0.0144 0.1 0.1 79 790 0.0057 0.0177 2.2094 0.9517 0.0135 1.9820 0.0175 0.0145 0.1 0.1 80 800 0.0057 0.0177 2.2270 0.9652 0.0135 1.9996 0.0175 0.0145 0.1 0.1 81 810 0.0057 0.0177 2.2447 0.9788 0.0135 2.0171 0.0175 0.0145 0.1 0.1 82 820 0.0057 0.0177 2.2624 0.9923 0.0136 2.0347 0.0175 0.0145 0.1 0.1 83 830 0.0057 0.0177 2.2801 1.0059 0.0136 2.0522 0.0175 0.0146 0.1 0.1 84 840 0.0057 0.0177 2.2977 1.0196 0.0137 2.0697 0.0175 0.0146 0.1 0.1 85 850 0.0057 0.0177 2.3154 1.0333 0.0137 2.0873 0.0175 0.0146 0.1 0.1 86 860 0.0057 0.0177 2.3331 1.0470 0.0137 2.1048 0.0176 0.0147 0.1 0.1 87 870 0.0057 0.0177 2.3507 1.0608 0.0138 2.1224 0.0176 0.0147 0.1 0.1 88 880 0.0057 0.0177 2.3684 1.0746 0.0138 2.1400 0.0176 0.0147 0.1 0.1 89 890 0.0050 0.0155 2.3839 1.0867 0.0121 2.1554 0.0154 0.0129 0.1 0.1 90 900 0.0050 0.0155 2.3994 1.0989 0.0122 2.1708 0.0154 0.0130 0.1 0.1 91 910 0.0050 0.0155 2.4149 1.1111 0.0122 2.1862 0.0154 0.0130 0.1 0.1 92 920 0.0050 0.0155 2.4304 1.1233 0.0122 2.2016 0.0154 0.0130 0.1 0.1 93 930 0.0050 0.0155 2.4459 1.1355 0.0122 2.2170 0.0154 0.0130 0.1 0.1 94 940 0.0050 0.0155 2.4614 1.1478 0.0123 2.2324 0.0154 0.0130 0.1 0.1 95 950 0.0050 0.0155 2.4769 1.1601 0.0123 2.2478 0.0154 0.0131 0.1 0.1 96 960 0.0050 0.0155 2.4924 1.1724 0.0123 2.2632 0.0154 0.0131 0.1 0.1 97 970 0.0050 0.0155 2.5079 1.1848 0.0123 2.2786 0.0154 0.0131 0.1 0.1 98 980 0.0050 0.0155 2.5234 1.1971 0.0124 2.2940 0.0154 0.0131 0.1 0.1 99 990 0.0050 0.0155 2.5389 1.2095 0.0124 2.3094 0.0154 0.0131 0.1 0.1 100 1000 0.0050 0.0155 2.5544 1.2219 0.0124 2.3248 0.0154 0.0132 0.1 0.1 101 1010 0.0040 0.0124 2.5668 1.2319 0.0100 2.3372 0.0123 0.0105 0.1 0.1 102 1020 0.0040 0.0124 2.5792 1.2419 0.0100 2.3495 0.0123 0.0105 0.1 0.1 103 1030 0.0040 0.0124 2.5916 1.2518 0.0100 2.3618 0.0123 0.0106 0.1 0.1 104 1040 0.0040 0.0124 2.6040 1.2618 0.0100 2.3742 0.0123 0.0106 0.1 0.1 105 1050 0.0040 0.0124 2.6164 1.2719 0.0100 2.3865 0.0123 0.0106 0.1 0.1 106 1060 0.0040 0.0124 2.6288 1.2819 0.0100 2.3988 0.0123 0.0106 0.1 0.1 107 1070 0.0040 0.0124 2.6412 1.2919 0.0100 2.4112 0.0123 0.0106 0.1 0.1 108 1080 0.0040 0.0124 2.6536 1.3020 0.0101 2.4235 0.0123 0.0106 0.1 0.1 109 1090 0.0040 0.0124 2.6660 1.3121 0.0101 2.4358 0.0123 0.0106 0.1 0.1 110 1100 0.0040 0.0124 2.6784 1.3221 0.0101 2.4482 0.0123 0.0106 0.1 0.1 111 1110 0.0040 0.0124 2.6908 1.3322 0.0101 2.4605 0.0123 0.0106 01 0.1 112 1120 0.0040 0.0124 2.7032 1.3423 0.0101 2.4728 0.0123 0.0107 0.1 0.1 113 1130 0.0040 0.0124 2.7156 1.3525 0.0101 2.4852 0.0123 0.0107 0.1 0.1 114 1140 0.0040 0.0124 2.7280 1.3626 0.0101 2.4975 0.0123 0.0107 0.1 0.1 115 1150 0.0040 0.0124 2.7404 1.3728 0.0102 2.5098 0.0123 0.0107 0.1 0.1 116 1160 0.0040 0.0124 2.7528 1.3829 0.0102 2.5222 0.0123 0.0107 0.1 0.1 117 1170 0.0040 0.0124 2.7652 1.3931 0.0102 2.5345 0.0123 0.0107 0.1 0.1 118 1180 0.0040 0.0124 2.7776 1.4033 0.0102 2.5469 0.0123 0.0107 0.1 0.1 119 1190 0.0040 0.0124 2.7900 1.4135 0.0102 2.5592 0,0123 0.0107 0.1 0.1 120 1200 0.0040 0.0124 2.8024 1.4237 0.0102 2.5715 0,0123 0.0107 0.1 0.1 121 1210 0.0040 0.0124 2.8148 1.4340 0.0102 2.5839 0.0123 0.0107 0.1 0.1 122 1220 0.0040 0.0124 2.8272 1.4442 0.0102 2.5962 0.0123 0.0108 0.1 0.1 123 1230 0.0040 0.0124 2.8396 1.4545 0.0103 2.6086 0.0123 0.0108 0.1 0.1 124 1240 0.0040 0.0124 2.8520 1.4647 0.0103 2.6209 0.0123 0.0108 0.1 0.1 125 1250 0.0040 0.0124 2.8644 1.4750 0.0103 2.6333 0.0123 0.0108 0.1 0.1 126 1260 0.0040 0.0124 2.8768 1.4853 0.0103 2.6456 0.0123 0.0108 0.1 0.1 127 1270 0.0040 0.0124 2.8892 1.4956 0.0103 2.6579 0.0123 0.0108 0.1 0.1 128 1280 0.0040 0.0124 2.9016 1.5059 0.0103 2.6703 0.0123 0.0108 0.1 0.1 129 1290 0.0040 0.0124 2.9140 1.5163 0.0103 2.6826 0.0123 0.0108 0.1 0.1 130 1300 0.0040 0.0124 2.9264 1.5266 0.0103 2.6950 0.0123 0.0108 0.1 0.1 131 1310 0.0040 0.0124 2.9388 1.5370 0.0104 2.7073 0.0123 0.0108 0.1 0.1 132 1320 0.0040 0.0124 2.9512 1.5473 0.0104 2.7197 0.0123 0.0108 0.1 0.1 133 1330 0.0040 0.0124 2.9636 1.5577 0.0104 2.7320 0.0123 0.0109 0.1 0.1 134 1340 0.0040 0.0124 2.9760 1.5681 0.0104 2.7444 0.0123 0.0109 0.1 0.1 135 1350 0.0040 0.0124 2.9884 1.5785 0.0104 2.7567 0.0123 0.0109 0.1 0.1 136 1360 0.0040 0.0124 3.0008 1.5889 0.0104 2.7691 0.0123 0.0109 0.1 0.1 137 1370 0.0040 0.0124 3.0132 1.5993 0.0104 2.7814 0.0123 0.0109 0.1 0.1 138 1380 0.0040 0.0124 3.0256 1.6098 0.0104 2.7938 0.0123 0.0109 0.1 0.1 139 1390 0.0040 0.0124 3.0380 1.6202 0.0104 2.8061 0.0123 0.0109 0.1 0.1 140 1400 0.0040 0.0124 3.0504 1.6307 0.0105 2.8185 0.0123 0.0109 0.1 0.1 141 1410 0.0040 0.0124 3.0628 1.6411 0.0105 2.8308 0.0124 0.0109 0.1 0.1 142 1420 0.0040 0.0124 3.0752 1.6516 0.0105 2.8432 0.0124 0.0109 0.1 0.1 143 1430 0.0040 0.0124 3.0876 1.6621 0.0105 2.8555 0.0124 0.0109 0.1 0.1 144 1440 0.0040 0.0124 3.1000 1.6726 0.0105 2.8679 0.0124 0.0110 0.1 0.1 Total 1.0000 3.1000 Hydrograph Volume 6054 (Cubic Feet) File:Pre-5yr.xls 12/24/2003 CESINW,Inc. Page 3 , . . . CI.E S j1,A/' Project: Clarke Offices Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 10 Year Pre Given: Area= 0.86 acres Pt = 3.45 inches dt = 10 min. Tc = 22 min. w = 0.1852 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.65 acres Area = 0.21 acres Peak Runoff: 0.40 cfs CN = 85 CN = 98 Total Vol. : 7022 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.5 - i } } 11111 III .. - ®®®®® , .... IIIIII MI......,.. 0.4 ' 111111111111111 ii. . I EMI MI i - ( f ..- V 0.3 II!ffL6I S. r 02 _ _ . _. . . , ..11 . :- " -Hi 1-16 mu 02 { t — . / 1 ' 111111111111111 1 __ 1 -----------/iii ailiniiillifilliiiii -- ._ --- 0.1 MI4- .__ i _.._._...._..... o.o , 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Pre-10yr.xls 12/24/2003 CESINW,Inc. Page 1 Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0138 0.0138 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0138 0.0276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0138 0.0414 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0138 0.0552 0.0000 0.0000 0.0009 0.0009 0.0002 0.0 0.0 5 50 0.0040 0.0138 0.0690 0.0000 0.0000 0.0034 0.0025 0.0006 0.0 0.0 6 60 0.0040 0.0138 0.0828 0.0000 0.0000 0.0072 0.0037 0.0009 0.0 0.0 7 70 0.0040 0.0138 0.0966 0.0000 0.0000 0.0120 0.0048 0.0012 0.0 0.0 8 80 0.0040 0.0138 0.1104 0.0000 0.0000 0.0177 0.0057 0.0014 0.0 0.0 9 90 0.0040 0.0138 0.1242 0.0000 0.0000 0.0242 0.0065 0.0016 0.0 0.0 10 100 0.0040 0.0138 0.1380 0.0000 0.0000 0.0313 0.0072 0.0017 0.0 0.0 11 110 0.0050 0.0173 0.1553 0.0000 0.0000 0.0411 0.0098 0.0024 0.0 0.0 12 120 0.0050 0.0173 0.1725 0.0000 0.0000 0.0516 0.0105 0.0026 0.0 0.0 13 130 0.0050 0.0173 0.1898 0.0000 0.0000 0.0628 0.0112 0.0027 0.0 0.0 14 140 0.0050 0.0173 0.2070 0.0000 0.0000 0.0746 0.0118 0.0029 0.0 0.0 15 150 0.0050 0.0173 0.2243 0.0000 0.0000 0.0868 0.0122 0.0030 0.0 0.0 16 160 0.0050 0.0173 0.2415 0.0000 0.0000 0.0995 0.0127 0.0031 0.0 0.0 17 170 0.0060 0.0207 0.2622 0.0000 0.0000 0.1152 0.0157 0.0038 0.0 0.0 18 180 0.0060 0.0207 0.2829 0.0000 0.0000 0.1314 0.0162 0.0039 0.0 0.0 19 190 0.0060 0.0207 0.3036 0.0000 0.0000 0.1479 0.0166 0.0040 0.0 0.0 20 200 0.0060 0.0207 0.3243 0.0000 0.0000 0.1648 0.0169 0.0041 0.0 0.0 21 210 0.0060 0.0207 0.3450 0.0000 0.0000 0.1820 0.0172 0.0042 0.0 0.0 22 220 0.0060 0.0207 0.3657 0.0001 0.0001 0.1995 0.0175 0.0043 0.0 0.0 23 230 0.0070 0.0242 0.3899 0.0008 0.0007 0.2203 0.0207 0.0056 0.0 0.0 24 240 0.0070 0.0242 0.4140 0.0020 0.0013 0.2413 0.0210 0.0061 0.0 0.0 25 250 0.0070 0.0242 0.4382 0.0039 0.0019 0.2625 0.0213 0.0066 0.0 0.0 26 260 0.0070 0.0242 0.4623 0.0064 0.0025 0.2840 0.0215 0.0071 0.0 0.0 27 270 0.0070 0.0242 0.4865 0.0094 0.0030 0.3057 0.0217 0.0076 0.0 0.0 28 280 0.0070 0.0242 0.5106 0.0129 0.0035 0.3275 0.0219 0.0080 0.0 0.0 29 290 0.0082 0.0283 0.5389 0.0177 0.0048 0.3533 0.0258 0.0099 0.1 0.0 30 300 0.0082 0.0283 0.5672 0.0232 0.0055 0.3793 0.0260 0.0105 0.1 0.0 31 310 0.0082 0.0283 0.5955 0.0293 0.0061 0.4055 0.0262 0.0110 0.1 0.0 32 320 0.0082 0.0283 0.6238 0.0360 0.0067 0.4318 0.0263 0.0115 0.1 0.1 33 330 0.0082 0.0283 0.6521 0.0433 0.0073 0.4582 0.0265 0.0120 0.1 0.1 34 340 0.0082 0.0283 0.6803 0.0512 0.0079 0.4848 0.0266 0.0124 0.1 0.1 35 350 0.0095 0.0328 0.7131 0.0611 0.0098 0.5157 0.0309 0.0150 0.1 0.1 36 360 0.0095 0.0328 0.7459 0.0716 0.0105 0.5468 0.0311 0.0155 0.1 0.1 37 370 0.0095 0.0328 0.7787 0.0827 0.0112 0.5780 0.0312 0.0161 0.1 0.1 38 380 0.0095 0.0328 0.8114 0.0946 0.0118 0.6093 0.0313 0.0166 0.1 0.1 39 390 0.0095 0.0328 0.8442 0.1070 0.0124 0.6407 0.0314 0.0171 0.1 0.1 40 400 0.0095 0.0328 0.8770 0,1200 0.0130 0.6721 0.0315 0.0175 0.1 0.1 41 410 0.0134 0.0462 0.9232 0.1393 0.0193 0.7167 0.0445 0.0255 0.1 0.1 42 420 0.0134 0.0462 0.9695 0.1596 0.0203 0.7613 0.0447 0.0263 0.1 0.1 43 430 0.0134 0.0462 1.0157 0.1809 0.0213 0.8061 0.0448 0.0271 0.1 0.1 44 440 0.0180 0.0621 1.0778 0.2110 0.0301 0.8664 0.0603 0.0375 0.2 0.1 45 450 0.0180 0.0621 1.1399 0.2427 0.0317 0.9269 0.0605 0.0387 0.2 0.2 46 460 0.0340 0.1173 1.2572 0.3064 0.0637 1.0416 0.1147 0.0761 0.4 0.2 47 470 0.0540 0.1863 1.4435 0.4165 0.1102 1.2245 0.1829 0.1279 0.7 0.3 48 480 0.0270 0.0932 1.5366 0.4752 0.0587 1.3162 0.0917 0.0668 0.3 0.4 49 490 0.0180 0.0621 1.5987 0.5155 0.0403 1.3775 0.0612 0.0454 0.2 0.4 50 500 0.0134 0.0462 1.6450 0.5461 0.0306 1.4231 0.0456 0.0343 0.2 0.3 51 510 0.0134 0.0462 1.6912 0.5772 0.0311 1.4688 0.0457 0.0346 0.2 0.3 52 520 0.0134 0.0462 1.7374 0.6087 0.0315 1.5144 0.0457 0.0350 0.2 0.2 53 530 0.0088 0.0304 1.7678 0.6296 0.0209 1.5445 0.0300 0.0231 0.1 0.2 54 540 0.0088 0.0304 1.7981 0.6507 0.0211 1.5745 0.0300 0.0233 0.1 0.2 55 550 0.0088 0.0304 1.8285 0.6719 0.0213 1.6045 0.0300 0.0234 0.1 0.2 56 560 0.0088 0.0304 1.8589 0.6934 0.0214 1.6346 0.0300 0.0235 0.1 0.1 57 570 0.0088 0.0304 1.8892 0.7150 0.0216 1.6646 0.0301 0.0237 0.1 0.1 58 580 0.0088 0.0304 1.9196 0.7367 0.0218 1.6947 0.0301 0.0238 0.1 0.1 59 590 0.0088 0.0304 1.9499 0.7587 0.0219 1.7248 0.0301 0.0239 0.1 0.1 60 600 0.0088 0.0304 1.9803 0.7807 0.0221 1.7548 0.0301 0.0240 0.1 0.1 61 610 0.0088 0.0304 2.0107 0.8029 0.0222 1.7849 0.0301 0.0241 0.1 0.1 62 620 0.0088 0.0304 2.0410 0.8253 0.0224 1.8150 0.0301 0.0242 0.1 0.1 63 630 0.0088 0.0304 2.0714 0.8478 0.0225 1.8451 0.0301 0.0244 0.1 0.1 64 640 0.0088 0.0304 2.1017 0.8704 0.0226 1.8752 0.0301 0.0245 0.1 0.1 65 650 0.0072 0.0248 2.1266 0.8891 0.0186 1.8999 0.0246 0.0201 0.1 0.1 66 660 0.0072 0.0248 2.1514 0.9078 0.0187 1.9245 0.0246 0.0202 0.1 0.1 67 670 0.0072 0.0248 2.1763 0.9266 0.0188 1.9492 0.0246 0.0202 0.1 0.1 68 680 0.0072 0.0248 2.2011 0.9454 0.0189 1.9738 0.0247 0.0203 0.1 0.1 69 690 0.0072 0.0248 2.2259 0.9644 0.0190 1.9985 0.0247 0.0203 0.1 0.1 70 700 0.0072 0.0248 2.2508 0.9834 0.0190 2.0231 0.0247 0.0204 0.1 0.1 71 710 0.0072 0.0248 2.2756 1.0025 0.0191 2.0478 0.0247 0.0205 0.1 0.1 File:Pre-10yr.xls 12/24/2003 CESINW, Inc. Page 2 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0248 2.3005 1.0217 0.0192 2.0725 0.0247 0.0205 0.1 0.1 73 730 0.0072 0.0248 2.3253 1.0410 0.0193 2.0971 0.0247 0.0206 0.1 0.1 74 740 0.0072 0.0248 2.3501 1.0603 0.0193 2.1218 0.0247 0.0206 0.1 0.1 75 750 0.0072 0.0248 2.3750 1.0797 0.0194 2.1465 0.0247 0.0207 0.1 0.1 76 760 0.0072 0.0248 2.3998 1.0992 0.0195 2.1712 0.0247 0.0208 0.1 0.1 77 770 0.0057 0.0197 2.4195 1.1147 0.0155 2.1907 0.0195 0.0165 0.1 0.1 78 780 0.0057 0.0197 2.4392 1.1302 0.0155 2.2103 0.0195 0.0165 0.1 0.1 79 790 0.0057 0.0197 2.4588 1.1457 0.0156 2.2298 0.0195 0.0165 0.1 0.1 80 800 0.0057 0.0197 2.4785 1.1613 0.0156 2.2493 0.0195 0.0166 0.1 0.1 81 810 0.0057 0.0197 2.4981 1.1770 0.0156 2.2689 0.0195 0.0166 0.1 0.1 82 820 0.0057 0.0197 2.5178 1.1927 0.0157 2.2884 0.0196 0.0166 0.1 0.1 83 830 0.0057 0.0197 2.5375 1.2084 0.0157 2.3080 0.0196 0.0167 0.1 0.1 84 840 0.0057 0.0197 2.5571 1.2241 0.0158 2.3276 0.0196 0.0167 0.1 0.1 85 850 0.0057 0.0197 2.5768 1.2399 0.0158 2.3471 0.0196 0.0167 0.1 0.1 86 860 0.0057 0.0197 2.5965 1.2558 0.0158 2.3667 0.0196 0.0167 0.1 0.1 87 870 0.0057 0.0197 2.6161 1.2716 0.0159 2.3862 0.0196 0.0168 0.1 0.1 88 880 0.0057 0.0197 2.6358 1.2876 0.0159 2.4058 0.0196 0.0168 0.1 0.1 89 890 0.0050 0.0173 2.6531 1.3015 0.0140 2.4229 0.0172 0.0148 0.1 0.1 90 900 0.0050 0.0173 2.6703 1.3155 0.0140 2.4401 0.0172 0.0148 0.1 0.1 91 910 0.0050 0.0173 2.6876 1.3296 0.0140 2.4573 0.0172 0.0148 0.1 0.1 92 920 0.0050 0.0173 2.7048 1.3437 0.0141 2.4744 0.0172 0.0148 0.1 0.1 93 930 0.0050 0.0173 2.7221 1.3577 0.0141 2.4916 0.0172 0.0148 0.1 0.1 94 940 0.0050 0.0173 2.7393 1.3719 0.0141 2.5088 0.0172 0.0149 0.1 0.1 95 950 0.0050 0.0173 2.7566 1.3860 0.0141 2.5259 0.0172 0.0149 0.1 0.1 96 960 0.0050 0.0173 2.7738 1.4002 0.0142 2.5431 0.0172 0.0149 0.1 0.1 97 970 0.0050 0.0173 2.7911 1.4144 0.0142 2.5602 0.0172 0.0149 0.1 0.1 98 980 0.0050 0.0173 2.8083 1.4286 0.0142 2.5774 0.0172 0.0149 0.1 0.1 99 990 0.0050 0.0173 2.8256 1.4428 0.0142 2.5946 0.0172 0.0150 0.1 0.1 100 1000 0.0050 0.0173 2.8428 1.4571 0.0143 2.6118 0.0172 0.0150 0.1 0.1 101 1010 0.0040 0.0138 2.8566 1.4686 0.0114 2.6255 0.0137 0.0120 0.1 0.1 102 1020 0.0040 0.0138 2.8704 1.4800 0.0114 2.6392 0.0137 0.0120 0.1 0.1 103 1030 0.0040 0.0138 2.8842 1.4915 0.0115 2.6530 0.0137 0.0120 0.1 0.1 104 1040 0.0040 0.0138 2.8980 1.5029 0.0115 2.6667 0.0137 0.0120 0.1 0.1 105 1050 0.0040 0.0138 2.9118 1.5144 0.0115 2.6804 0.0137 0.0120 0.1 0.1 106 1060 0.0040 0.0138 2.9256 1.5259 0.0115 2.6942 0.0137 0.0121 0.1 0.1 107 1070 0.0040 0.0138 2.9394 1.5375 0.0115 2.7079 0.0137 0.0121 0.1 0.1 108 1080 0.0040 0.0138 2.9532 1.5490 0.0115 2.7217 0.0137 0.0121 0.1 0.1 109 1090 0.0040 0.0138 2.9670 1.5606 0.0116 2.7354 0.0137 0.0121 0.1 0.1 110 1100 0.0040 0.0138 2.9808 1.5721 0.0116 2.7491 0.0137 0.0121 0.1 0.1 111 1110 0.0040 0.0138 2.9946 1.5837 0.0116 2.7629 0.0137 0.0121 0.1 0.1 112 1120 0.0040 0.0138 3.0084 1.5953 0.0116 2.7766 0.0137 0.0121 0.1 0.1 113 1130 0.0040 0.0138 3.0222 1.6069 0.0116 2.7904 0.0137 0.0121 0.1 0.1 114 1140 0.0040 0.0138 3.0360 1.6185 0.0116 2.8041 0.0137 0.0121 0.1 0.1 115 1150 0.0040 0.0138 3.0498 1.6302 0.0116 2.8179 0.0137 0.0121 0.1 0.1 116 1160 0.0040 0.0138 3.0636 1.6418 0.0116 2.8316 0.0137 0.0122 0.1 0.1 117 1170 0.0040 0.0138 3.0774 1.6535 0.0117 2.8454 0.0137 0.0122 0.1 0.1 118 1180 0.0040 0.0138 3.0912 1.6651 0.0117 2.8591 0.0137 0.0122 0.1 0.1 119 1190 0.0040 0.0138 3.1050 1.6768 0.0117 2.8728 0.0137 0.0122 0.1 0.1 120 1200 0.0040 0.0138 3.1188 1.6885 0.0117 2.8866 0.0137 0.0122 0.1 0.1 121 1210 0.0040 0.0138 3.1326 1.7002 0.0117 2.9003 0.0137 0.0122 0.1 0.1 122 1220 0.0040 0.0138 3.1464 1.7120 0.0117 2.9141 0.0137 0.0122 0.1 0.1 123 1230 0.0040 0.0138 3.1602 1.7237 0.0117 2.9278 0.0137 0.0122 0.1 0.1 124 1240 0.0040 0.0138 3.1740 1.7355 0.0118 2.9416 0.0137 0.0122 0.1 0.1 125 1250 0.0040 0.0138 3.1878 1.7472 0.0118 2.9553 0.0137 0.0122 0.1 0.1 126 1260 0.0040 0.0138 3.2016 1.7590 0.0118 2.9691 0.0137 0.0123 0.1 0.1 127 1270 0.0040 0.0138 3.2154 1.7708 0.0118 2.9828 0.0137 0.0123 0.1 0.1 128 1280 0.0040 0.0138 3.2292 1.7826 0.0118 2.9966 0.0137 0.0123 0.1 0.1 129 1290 0.0040 0.0138 3.2430 1.7944 0.0118 3.0103 0.0138 0.0123 0.1 0.1 130 1300 0.0040 0.0138 3.2568 1.8062 0.0118 3.0241 0.0138 0.0123 0.1 0.1 131 1310 0.0040 0.0138 3.2706 1.8180 0.0118 3.0378 0.0138 0.0123 0.1 0.1 132 1320 0.0040 0.0138 3.2844 1.8299 0.0118 3.0516 0.0138 0.0123 0.1 0.1 133 1330 0.0040 0.0138 3.2982 1.8417 0.0119 3.0653 0.0138 0.0123 0.1 0.1 134 1340 0.0040 0.0138 3.3120 1.8536 0.0119 3.0791 0.0138 0.0123 0.1 0.1 135 1350 0.0040 0.0138 3.3258 1.8655 0.0119 3.0928 0.0138 0.0123 0.1 0.1 136 1360 0.0040 0.0138 3.3396 1.8774 0.0119 3.1066 0.0138 0.0123 0.1 0.1 137 1370 0.0040 0.0138 3.3534 1.8893 0.0119 3.1203 0.0138 0.0124 0.1 0.1 138 1380 0.0040 0.0138 3.3672 1.9012 0.0119 3.1341 0.0138 0.0124 0.1 0.1 139 1390 0.0040 0.0138 3.3810 1.9131 0.0119 3.1479 0.0138 0.0124 0.1 0.1 140 1400 0.0040 0.0138 3.3948 1.9251 0.0119 3.1616 0.0138 0.0124 0.1 0.1 141 1410 0.0040 0.0138 3.4086 1.9370 0.0119 3.1754 0.0138 0.0124 0.1 0.1 142 1420 0.0040 0.0138 3.4224 1.9490 0.0120 3.1891 0.0138 0.0124 0.1 0.1 143 1430 0.0040 0.0138 3.4362 1.9609 0.0120 3.2029 0.0138 0.0124 0.1 0.1 144 1440 0.0040 0.0138 3.4500 1.9729 0.0120 3.2166 0.0138 0.0124 0.1 0.1 Total 1.0000 3.4500 Hydrograph Volume 7022 (Cubic Feet) File:Pre-10yr.xls 12/24/2003 CESINW,Inc. Page 3 • .. C IE S Jv\/ Project: Clarke Offices Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 25 Year Pre Given: Area= 0.86 acres Pt = 3.9 inches dt = 10 min. Tc = 20 min. w = 0.2000 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.65 acres Area = 0.21 acres Peak Runoff: 0.49 cfs CN = 85 CN = 98 Total Vol. : 8294 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.6 . 0.5 _ ; _l_ _,—.__ •0.4 , 1 I -. i _ 0 U . 0.3 • 0.2 ! i I 0.1 i t. _.. -IT' i 0.0 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Pre-25yr.xls 12/24/2003 CESINW, Inc. Page 1 • Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- More- Accumu- Incre- Total Instant Design Incre- Distri- mental fated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0156 0.0156 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0156 0.0312 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0156 0.0468 0.0000 0.0000 0.0002 0.0002 0.0000 0.0 0.0 4 40 0.0040 0.0156 0.0624 0.0000 0.0000 0.0021 0.0019 0.0005 0.0 0.0 5 50 0.0040 0.0156 0.0780 0.0000 0.0000 0.0057 0.0037 0.0009 0.0 0.0 6 60 0.0040 0.0156 0.0936 0.0000 0.0000 0.0108 0.0051 0.0012 0.0 0.0 7 70 0.0040 0.0156 0.1092 0.0000 0.0000 0.0172 0.0063 0.0015 0.0 0.0 8 80 0.0040 0.0156 0.1248 0.0000 0.0000 0.0245 0.0073 0.0018 0.0 0.0 9 90 0.0040 0.0156 0.1404 0.0000 0.0000 0.0327 0.0082 0.0020 0.0 0.0 10 100 0.0040 0.0156 0.1560 0.0000 0.0000 0.0416 0.0089 0.0022 0.0 0.0 11 110 0.0050 0.0195 0.1755 0.0000 0.0000 0.0535 0.0120 0.0029 0.0 0.0 12 120 0.0050 0.0195 0.1950 0.0000 0.0000 0.0664 0.0128 0.0031 0.0 0.0 13 130 0.0050 0.0195 0.2145 0.0000 0.0000 0.0799 0.0135 0.0033 0.0 0.0 14 140 0.0050 0.0195 0.2340 0.0000 0.0000 0.0939 0.0141 0.0034 0.0 0.0 15 150 0.0050 0.0195 0.2535 0.0000 0.0000 0.1085 0.0146 0.0036 0.0 0.0 16 160 0.0050 0.0195 0.2730 0.0000 0.0000 0.1236 0.0150 0.0037 0.0 0.0 17 170 0.0060 0.0234 0.2964 0.0000 0.0000 0.1421 0.0185 0.0045 0.0 0.0 18 180 0.0060 0.0234 0.3198 0.0000 0.0000 0.1611 0.0190 0.0046 0.0 0.0 19 190 0.0060 0.0234 0.3432 0.0000 0.0000 0.1805 0.0194 0.0047 0.0 0.0 20 200 0.0060 0.0234 0.3666 0.0001 0.0001 0.2003 0.0198 0.0049 0.0 0.0 21 210 0.0060 0.0234 0.3900 0.0008 0.0007 0.2204 0.0201 0.0054 0.0 0.0 22 220 0.0060 0.0234 0,4134 0.0020 0.0012 0,2407 0.0203 0.0059 0.0 0.0 23 230 0.0070 0.0273 0.4407 0.0042 0.0022 0.2648 0.0240 0.0075 0.0 0.0 24 240 0.0070 0.0273 0.4680 0.0070 0.0029 0.2891 0.0243 0.0081 0.0 0.0 25 250 0.0070 0.0273 0.4953 0.0106 0.0036 0.3136 0.0246 0.0087 0.0 0.0 26 260 0.0070 0.0273 0.5226 0.0149 0.0043 0.3384 0.0248 0.0093 0.0 0.0 27 270 0.0070 0.0273 0.5499 0.0198 0.0049 0.3634 0.0250 0.0098 0.1 0.0 28 280 0.0070 0.0273 0.5772 0.0253 0.0055 0.3885 0.0251 0.0103 0.1 0.0 29 290 0.0082 0.0320 0.6092 0.0325 0.0072 0.4182 0.0297 0.0127 0.1 0.1 30 300 0.0082 0.0320 0.6412 0.0405 0.0080 0.4480 0.0298 0.0133 0.1 0.1 31 310 0.0082 0.0320 0.6731 0.0492 0.0087 0.4780 0.0300 0.0139 0.1 0.1 32 320 0.0082 0.0320 0.7051 0.0586 0.0094 0.5082 0.0301 0.0145 0.1 0.1 33 330 0.0082 0.0320 0.7371 0.0687 0.0101 0.5385 0.0303 0.0150 0.1 0.1 34 340 0.0082 0.0320 0.7691 0.0794 0.0107 0.5689 0.0304 0.0155 0.1 0.1 35 350 0.0095 0.0371 0.8061 0.0926 0.0132 0.6042 0.0353 0.0186 0.1 0.1 36 360 0.0095 0.0371 0.8432 0.1066 0.0140 0.6397 0.0355 0.0192 0.1 0.1 37 370 0.0095 0.0371 0.8802 0.1213 0.0147 0.6752 0.0356 0.0198 0.1 0.1 38 380 0.0095 0.0371 0.9173 0.1367 0.0154 0.7109 0.0357 0.0204 0.1 0.1 39 390 0.0095 0.0371 0.9543 0.1529 0.0161 0.7467 0.0358 0.0209 0.1 0.1 40 400 0.0095 0.0371 0.9914 0.1696 0.0168 0.7826 0.0359 0.0214 0.1 0.1 41 410 0.0134 0.0523 1.0436 0.1943 0.0247 0.8333 0.0507 0.0310 0.2 0.1 42 420 0.0134 0.0523 1.0959 0.2201 0.0258 0.8841 0.0508 0.0319 0.2 0.1 43 430 0.0134 0.0523 1.1482 0.2470 0.0269 0.9350 0.0509 0.0328 0.2 0.1 44 440 0.0180 0.0702 1.2184 0.2848 0.0377 1.0036 0.0686 0.0453 0.2 0.2 45 450 0.0180 0.0702 1.2886 0.3242 0.0394 1.0723 0.0687 0.0466 0.2 0.2 46 460 0.0340 0.1326 1.4212 0.4028 0.0786 1.2025 0.1302 0.0912 0.5 0.3 47 470 0.0540 0.2106 1.6318 0.5373 0.1345 1.4101 0.2075 0.1524 0.8 0.4 48 480 0.0270 0.1053 1.7371 0.6084 0.0711 1.5141 0.1040 0.0791 0.4 0.5 49 490 0.0180 0.0702 1.8073 0.6570 0.0486 1.5835 0.0694 0.0537 0.3 0.4 50 500 0.0134 0.0523 1.8595 0.6938 0.0368 1.6352 0.0517 0.0404 0.2 0.4 51 510 0.0134 0.0523 1.9118 0.7311 0.0373 1.6870 0.0517 0.0408 0.2 0.3 52 520 0.0134 0.0523 1.9640 0.7689 0.0378 1.7387 0.0518 0.0412 0.2 0.3 53 530 0.0088 0.0343 1.9984 0.7939 0.0250 1.7727 0.0340 0.0272 0.1 0.2 54 540 0.0088 0.0343 2.0327 0.8192 0.0252 1.8067 0.0340 0.0274 0.1 0.2 55 550 0.0088 0.0343 2.0670 0.8446 0.0254 1.8408 0.0340 0.0275 0.1 0.2 56 560 0.0088 0.0343 2.1013 0.8701 0.0256 1.8748 0.0340 0.0276 0.1 0.2 57 570 0.0088 0.0343 2.1356 0.8959 0.0257 1.9089 0.0340 0.0278 0.1 0.2 58 580 0.0088 0.0343 2.1700 0.9218 0.0259 1.9429 0.0341 0.0279 0.1 0.2 59 590 0.0088 0.0343 2.2043 0.9478 0.0261 1.9770 0.0341 0.0280 0.1 0.1 60 600 0.0088 0.0343 2.2386 0.9741 0.0262 2.0110 0.0341 0.0281 0.1 0.1 61 610 0.0088 0.0343 2.2729 1.0004 0.0264 2.0451 0.0341 0.0283 0.1 0.1 62 620 0.0088 0.0343 2.3072 1.0270 0.0265 2.0792 0.0341 0.0284 0.1 0.1 63 630 0.0088 0.0343 2.3416 1.0536 0.0267 2.1133 0.0341 0.0285 0.1 0.1 64 640 0.0088 0.0343 2.3759 1.0804 0.0268 2.1474 0.0341 0.0286 0.1 0.1 65 650 0.0072 0.0281 2.4040 1.1025 0.0220 2.1753 0.0279 0.0235 0.1 0.1 66 660 0.0072 0.0281 2.4320 1.1246 0.0221 2.2032 0.0279 0.0235 0.1 0.1 67 670 0.0072 0.0281 2.4601 1.1468 0.0222 2.2311 0.0279 0.0236 0.1 0.1 68 680 0.0072 0.0281 2.4882 1.1691 0.0223 2.2590 0.0279 0.0237 0.1 0.1 69 690 0.0072 0.0281 2.5163 1.1914 0.0224 2.2869 0.0279 0.0237 0.1 0.1 70 700 0.0072 0.0281 2.5444 1.2139 0.0225 2.3148 0.0279 0.0238 0.1 0.1 71 710 0.0072 0.0281 2.5724 1.2364 0.0225 2.3428 0.0279 0.0238 0.1 0.1 File:Pre-25yr.xls 12/24/2003 CESINW, Inc. Page 2 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental fated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0281 2.6005 1.2590 0.0226 2.3707 0.0279 0.0239 0.1 0.1 73 730 0.0072 0.0281 2.6286 1.2817 0.0227 2.3986 0.0279 0.0240 0.1 0.1 74 740 0.0072 0.0281 2.6567 1.3045 0.0228 2.4266 0.0279 0.0240 0.1 0.1 75 750 0.0072 0.0281 2.6848 1.3273 0.0228 2,4545 0.0279 0.0241 0.1 0.1 76 760 0.0072 0.0281 2.7128 1.3502 0.0229 2.4824 0.0279 0.0241 0.1 0.1 77 770 0.0057 0.0222 2.7351 1.3684 0.0182 2.5045 0.0221 0.0191 0.1 0.1 78 780 0.0057 0.0222 2.7573 1.3866 0.0182 2.5267 0.0221 0.0192 0.1 0.1 79 790 0.0057 0.0222 2.7795 1.4049 0.0183 2.5488 0.0221 0.0192 0.1 0.1 80 800 0.0057 0.0222 2.8018 1.4232 0.0183 2.5709 0.0221 0.0192 0.1 0.1 81 810 0.0057 0.0222 2.8240 1.4416 0.0184 2.5930 0.0221 0.0193 0.1 0.1 82 820 0.0057 0.0222 2.8462 1.4599 0.0184 2.6152 0.0221 0.0193 0.1 0.1 83 830 0.0057 0.0222 2.8685 1.4784 0.0184 2.6373 0.0221 0.0193 0.1 0.1 84 840 0.0057 0.0222 2.8907 1.4969 0.0185 2.6594 0.0221 0.0194 0.1 0.1 85 850 0.0057 0.0222 2.9129 1.5154 0.0185 2.6816 0.0221 0.0194 0.1 0.1 86 860 0.0057 0.0222 2.9351 1.5339 0.0185 2.7037 0.0221 0.0194 0.1 0.1 87 870 0.0057 0.0222 2.9574 1.5525 0.0186 2.7258 0.0221 0.0195 0.1 0.1 88 880 0.0057 0.0222 2.9796 1.5711 0.0186 2.7480 0.0221 0.0195 0.1 0.1 89 890 0.0050 0.0195 2.9991 1.5875 0.0164 2.7674 0.0194 0.0171 0.1 0.1 90 900 0.0050 0.0195 3.0186 1.6039 0.0164 2.7868 0.0194 0.0171 0.1 0.1 91 910 0.0050 0.0195 3.0381 1.6203 0.0164 2.8062 0.0194 0.0172 0.1 0.1 92 920 0.0050 0.0195 3.0576 1.6367 0.0164 2.8256 0.0194 0.0172 0.1 0.1 93 930 0.0050 0.0195 3.0771 1.6532 0.0165 2.8451 0.0194 0.0172 0.1 0.1 94 940 0.0050 0.0195 3.0966 1.6697 0.0165 2.8645 0.0194 0.0172 0.1 0.1 95 950 0.0050 0.0195 3.1161 1.6862 0.0165 2.8839 0.0194 0.0172 0.1 0.1 96 960 0.0050 0.0195 3.1356 1.7028 0.0166 2.9033 0.0194 0.0173 0.1 0.1 97 970 0.0050 0.0195 3.1551 1.7194 0.0166 2.9228 0.0194 0.0173 0.1 0.1 98 980 0.0050 0.0195 3.1746 1.7360 0.0166 2.9422 0.0194 0.0173 0.1 0.1 99 990 0.0050 0.0195 3.1941 1,7526 0.0166 2.9616 0.0194 0.0173 0.1 0.1 100 1000 0.0050 0.0195 3.2136 1.7692 0.0166 2.9810 0.0194 0.0173 0.1 0.1 101 1010 0.0040 0.0156 3.2292 1.7826 0.0133 2.9966 0.0155 0.0139 0.1 0.1 102 1020 0.0040 0.0156 3.2448 1.7959 0.0134 3.0121 0.0155 0.0139 0.1 0.1 103 1030 0.0040 0.0156 3.2604 1.8093 0.0134 3.0277 0.0155 0.0139 0.1 0.1 104 1040 0.0040 0.0156 3.2760 1.8227 0.0134 3.0432 0.0155 0.0139 0.1 0.1 105 1050 0.0040 0.0156 3.2916 1.8361 0.0134 3.0588 0.0155 0.0139 0.1 0.1 106 1060 0.0040 0.0156 3.3072 1.8495 0.0134 3.0743 0.0155 0.0139 0.1 0.1 107 1070 0.0040 0.0156 3.3228 1.8629 0.0134 3.0898 0.0155 0.0139 0.1 0.1 108 1080 0.0040 0.0156 3.3384 1.8763 0.0134 3.1054 0.0155 0.0140 0.1 0.1 109 1090 0.0040 0.0156 3.3540 1.8898 0.0135 3.1209 0.0155 0.0140 0.1 0.1 110 1100 0.0040 0.0156 3.3696 1.9033 0.0135 3.1365 0.0155 0.0140 0.1 0.1 111 1110 0.0040 0.0156 3.3852 1.9168 0.0135 3.1520 0.0155 0.0140 0.1 0.1 112 1120 0.0040 0.0156 3.4008 1.9302 0.0135 3.1676 0.0155 0.0140 0.1 0.1 113 1130 0.0040 0.0156 3.4164 1.9438 0.0135 3.1831 0.0155 0.0140 0.1 0.1 114 1140 0.0040 0.0156 3.4320 1.9573 0.0135 3.1987 0.0155 0.0140 0.1 0.1 115 1150 0.0040 0.0156 3.4476 1.9708 0.0135 3.2142 0.0155 0.0140 0.1 0.1 116 1160 0.0040 0.0156 3.4632 1.9844 0.0135 3.2298 0.0156 0.0140 0.1 0.1 117 1170 0.0040 0.0156 3.4788 1.9979 0.0136 3.2453 0.0156 0.0140 0.1 0.1 118 1180 0.0040 0.0156 3.4944 2.0115 0.0136 3.2609 0.0156 0.0141 0.1 0.1 119 1190 0.0040 0.0156 3.5100 2.0251 0.0136 3.2764 0.0156 0.0141 0.1 0.1 120 1200 0.0040 0.0156 3.5256 2.0387 0.0136 3.2920 0.0156 0.0141 0.1 0.1 121 1210 0.0040 0.0156 3.5412 2.0523 0.0136 3.3075 0.0156 0.0141 0.1 0.1 122 1220 0.0040 0.0156 3.5568 2.0659 0.0136 3.3231 0.0156 0.0141 0.1 0.1 123 1230 0.0040 0.0156 3.5724 2.0796 0.0136 3.3387 0.0156 0.0141 0.1 0.1 124 1240 0.0040 0.0156 3.5880 2.0932 0.0137 3.3542 0.0156 0.0141 0.1 0.1 125 1250 0.0040 0.0156 3.6036 2.1069 0.0137 3.3698 0.0156 0.0141 0.1 0.1 126 1260 0.0040 0.0156 3.6192 2.1206 0.0137 3.3853 0.0156 0.0141 0.1 0.1 127 1270 0.0040 0.0156 3.6348 2.1342 0.0137 3.4009 0.0156 0.0141 0.1 0.1 128 1280 0.0040 0.0156 3.6504 2.1479 0.0137 3.4164 0.0156 0.0142 0.1 0.1 129 1290 0.0040 0.0156 3.6660 2.1617 0.0137 3.4320 0.0156 0.0142 0.1 0.1 130 1300 0.0040 0.0156 3.6816 2.1754 0.0137 3.4475 0.0156 0.0142 0.1 0.1 131 1310 0.0040 0.0156 3.6972 2.1891 0.0137 3.4631 0.0156 0.0142 0.1 0.1 132 1320 0.0040 0.0156 3.7128 2.2029 0.0137 3.4786 0.0156 0.0142 0.1 0.1 133 1330 0.0040 0.0156 3.7284 2.2166 0.0138 3.4942 0.0156 0.0142 0.1 0.1 134 1340 0.0040 0.0156 3.7440 2.2304 0.0138 3.5098 0.0156 0.0142 0.1 0.1 135 1350 0.0040 0.0156 3.7596 2.2442 0.0138 3.5253 0.0156 0.0142 0.1 0.1 136 1360 0.0040 0.0156 3.7752 2.2579 0.0138 3.5409 0.0156 0.0142 0.1 0.1 137 1370 0.0040 0.0156 3.7908 2.2717 0.0138 3.5564 0.0156 0.0142 0.1 0.1 138 1380 0.0040 0.0156 3.8064 2.2856 0.0138 3.5720 0.0156 0.0142 0.1 0.1 139 1390 0.0040 0.0156 3.8220 2.2994 0.0138 3.5876 0.0156 0.0142 0.1 0.1 140 1400 0.0040 0.0156 3.8376 2.3132 0.0138 3.6031 0.0156 0.0143 0.1 0.1 141 1410 0.0040 0.0156 3.8532 2.3270 0.0138 3.6187 0.0156 0.0143 0.1 0.1 142 1420 0.0040 0.0156 3.8688 2.3409 0.0139 3.6342 0.0156 0.0143 0.1 0.1 143 1430 0.0040 0.0156 3.8844 2.3548 0.0139 3.6498 0.0156 0.0143 0.1 0.1 144 1440 0.0040 0.0156 3.9000 2.3686 0.0139 3.6654 0.0156 0.0143 0.1 0.1 Total 1.0000 3.9000 Hydrograph Volume 8294 (Cubic Feet) File:Pre-25yr.xls 12/24/2003 CESINW,Inc. Page 3 . . 111I E S N-J W Project: Clarke Offices Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 2 Year Post Given: Area= 0.86 acres Pt = 2.5 inches dt = 10 min. Tc = 10 min. w = 0.3333 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.14 acres Area = 0.72 acres Peak Runoff: 0.45 cfs CN = 85 CN = 98 Total Vol. : 6504 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.5 -}- ■1ate- -- + 4 n • 0.5 aaaaaaa . -NM �� aaaaaaaa ......"II! 1111116Mu 11112111111111111101111-... ---- 0.4 aaaaaaaa LIaaaaa� Iaaaaaa 0.4 aaaaaaM .11aa��� aaaINIEa.._.. aa111a. aaiia paaii__a• a.... mum �. l�r� 1..m y 0.3 :����® ���®�� a�aa �����1- aaaa = � iiiiiin�1 IIHIII1HII U. U 3 0.3 as aaan II al'INIMaa�aaaa aaa aaaaaaaaI aaaaaaaaaaaaaaaaaaM 0.2 1 m paaaaaaaa maaaa mum.._..a ..MI aaa:Maa aaaa a aaa0: , 0.2 - � 1�: r-::mo ��a.aa 1t .t •0 .1 , as'41111 11111112111 11111EM-11111 ._ v aaaaaaaa a aa aa1a- a ams�a nm:aa�t �.� a N .�:. a aa aa�.m. aaa aaaMIll ... _ ap s -: _ mm i 0.0 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Post-2yr.xls 12/24/2003 CESINW, Inc. Page 1 Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0100 0.0100 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0100 0.0200 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0100 0.0300 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0100 0.0400 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 5 50 0.0040 0.0100 0.0500 0.0000 0.0000 0.0004 0.0004 0.0003 0.0 0.0 6 60 0.0040 0.0100 0.0600 0.0000 0.0000 0.0016 0.0013 0.0010 0.0 0.0 7 70 0.0040 0.0100 0.0700 0.0000 0.0000 0.0037 0.0020 0.0017 0.0 0.0 8 80 0.0040 0.0100 0.0800 0.0000 0.0000 0.0063 0.0027 0.0022 0.0 0.0 9 90 0.0040 0.0100 0.0900 0.0000 0.0000 0.0096 0.0032 0.0027 0.0 0.0 10 100 0.0040 0.0100 0.1000 0.0000 0.0000 0.0133 0.0038 0.0031 0.0 0.0 11 110 0.0050 0.0125 0.1125 0.0000 0.0000 0.0186 0.0053 0.0045 0.0 0.0 12 120 0.0050 0.0125 0.1250 0.0000 0.0000 0.0246 0.0060 0.0050 0.0 0.0 13 130 0.0050 0.0125 0.1375 0.0000 0.0000 0.0311 0.0065 0.0054 0.0 0.0 14 140 0.0050 0.0125 0.1500 0.0000 0.0000 0.0381 0.0070 0.0058 0.0 0.0 15 150 0.0050 0.0125 0.1625 0.0000 0.0000 0.0455 0.0074 0.0062 0.0 0.0 16 160 0.0050 0.0125 0.1750 0.0000 0.0000 0.0532 0.0078 0.0065 0.0 0.0 17 170 0.0060 0.0150 0.1900 0.0000 0.0000 0.0630 0.0098 0.0082 0.0 0.0 18 180 0.0060 0.0150 0.2050 0.0000 0.0000 0.0732 0.0102 0.0085 0.0 0.0 19 190 0.0060 0.0150 0.2200 0.0000 0.0000 0.0838 0.0106 0.0089 0.0 0.0 20 200 0.0060 0.0150 0.2350 0.0000 0.0000 0.0947 0.0109 0.0091 0.0 0.0 21 210 0.0060 0.0150 0.2500 0.0000 0.0000 0.1059 0.0112 0.0094 0.0 0.0 22 220 0.0060 0.0150 0.2650 0.0000 0.0000 0.1174 0.0115 0.0096 0.0 0.0 23 230 0.0070 0.0175 0.2825 0.0000 0.0000 0.1310 0.0137 0.0115 0.1 0.1 24 240 0.0070 0.0175 0.3000 0.0000 0.0000 0.1450 0.0140 0.0117 0.1 0.1 25 250 0.0070 0.0175 0.3175 0.0000 0.0000 0.1592 0.0142 0.0119 0.1 0.1 26 260 0.0070 0.0175 0.3350 0.0000 0.0000 0.1737 0.0145 0.0121 0.1 0.1 27 270 0.0070 0.0175 0.3525 0.0000 0.0000 0.1884 0.0147 0.0123 0.1 0.1 28 280 0.0070 0.0175 0.3700 0.0002 0.0002 0.2032 0.0148 0.0125 0.1 0.1 29 290 0.0082 0.0205 0.3905 0.0008 0.0006 0.2208 0.0176 0.0148 0.1 0.1 30 300 0.0082 0.0205 0.4110 0.0018 0.0011 0.2386 0.0178 0.0151 0.1 0.1 31 310 0.0082 0.0205 0.4315 0.0033 0.0015 0.2566 0.0180 0.0153 0.1 0.1 32 320 0.0082 0.0205 0.4520 0.0053 0.0019 0.2748 0.0182 0.0155 0.1 0.1 33 330 0.0082 0.0205 0.4725 0.0076 0.0023 0.2931 0.0183 0.0157 0.1 0.1 34 340 0.0082 0.0205 0.4930 0.0103 0.0027 0.3116 0.0185 0,0159 0.1 0.1 35 350 0.0095 0.0238 0.5168 0.0139 0.0036 0.3331 0.0215 0.0186 0.1 0.1 36 360 0.0095 0.0238 0.5405 0.0180 0.0041 0.3548 0.0217 0.0188 0.1 0.1 37 370 0.0095 0.0238 0.5643 0.0226 0.0046 0.3766 0.0218 0.0190 0.1 0.1 38 380 0.0095 0.0238 0.5880 0.0276 0.0050 0.3985 0.0219 0.0192 0.1 0.1 39 390 0.0095 0.0238 0.6118 0.0331 0.0055 0.4206 0.0221 0.0194 0.1 0.1 40 400 0.0095 0.0238 0.6355 0.0390 0.0059 0.4427 0.0222 0.0195 0.1 0.1 41 410 0.0134 0.0335 0.6690 0.0480 0.0090 0.4741 0.0314 0.0278 0.1 0.1 42 420 0,0134 0.0335 0.7025 0.0578 0.0098 0.5057 0.0316 0.0280 0.1 0.1 43 430 0.0134 0.0335 0.7360 0.0683 0.0105 0.5374 0.0317 0.0283 0.1 0.1 44 440 0.0180 0.0450 0.7810 0.0836 0.0152 0.5802 0.0428 0.0383 0.2 0.2 45 450 0.0180 0.0450 0.8260 0.1000 0.0164 0.6232 0.0430 0.0387 0.2 0.2 46 460 0.0340 0.0850 0.9110 0.1341 0.0341 0.7049 0.0817 0.0739 0.4 0.3 47 470 0.0540 0.1350 1.0460 0.1954 0.0614 0.8355 0.1307 0.1194 0.6 0.4 48 480 0.0270 0.0675 1.1135 0.2291 0.0336 0.9012 0.0657 0.0605 0.3 0.5 49 490 0.0180 0.0450 1.1585 0.2525 0.0234 0.9451 0.0439 0.0406 0.2 0.3 50 500 0.0134 0.0335 1.1920 0.2704 0.0179 0.9778 0.0327 0.0303 0.2 0.2 51 510 0.0134 0.0335 1.2255 0.2887 0.0183 1.0106 0.0328 0.0304 0.2 0.2 52 520 0.0134 0.0335 1.2590 0.3074 0.0187 1.0434 0.0328 0.0305 0.2 0.2 53 530 0.0088 0.0220 1.2810 0.3199 0.0125 1.0649 0.0216 0.0201 0.1 0.1 54 540 0.0088 0.0220 1.3030 0.3325 0.0126 1.0865 0.0216 0.0201 0.1 0.1 55 550 0.0088 0.0220 1.3250 0.3453 0.0128 1.1081 0.0216 0.0201 0.1 0.1 56 560 0.0088 0.0220 1.3470 0.3582 0.0129 1.1297 0.0216 0.0202 0.1 0.1 57 570 0.0088 0.0220 1.3690 0.3713 0.0131 1.1513 0.0216 0.0202 0.1 0.1 58 580 0.0088 0.0220 1.3910 0.3845 0.0132 1.1729 0.0216 0.0202 0.1 0.1 59 590 0.0088 0.0220 1.4130 0.3978 0.0133 1.1945 0.0216 0.0203 0.1 0.1 60 600 0.0088 0.0220 1.4350 0.4113 0.0135 1.2162 0.0216 0.0203 0.1 0.1 61 610 0.0088 0.0220 1.4570 0.4249 0.0136 1.2378 0.0216 0.0203 0.1 0.1 62 620 0.0088 0.0220 1.4790 0.4386 0.0137 1.2595 0.0217 0.0204 0.1 0.1 63 630 0.0088 0.0220 1.5010 0.4525 0.0139 1.2811 0.0217 0.0204 0.1 0.1 64 640 0.0088 0.0220 1.5230 0.4665 0.0140 1.3028 0.0217 0.0204 0.1 0.1 65 650 0.0072 0.0180 1.5410 0.4780 0.0115 1.3205 0.0177 0.0167 0.1 0.1 66 660 0.0072 0.0180 1.5590 0.4896 0.0116 1.3383 0.0177 0.0167 0.1 0.1 67 670 0.0072 0.0180 1.5770 0.5013 0.0117 1.3560 0.0177 0.0168 0.1 0.1 68 680 0.0072 0.0180 1.5950 0.5131 0.0118 1.3738 0.0178 0.0168 0.1 0.1 69 690 0.0072 0.0180 1.6130 0.5249 0.0118 1.3915 0.0178 0.0168 0.1 0.1 70 700 0.0072 0.0180 1.6310 0.5368 0.0119 1.4093 0.0178 0.0168 0.1 0.1 71 710 0.0072 0.0180 1.6490 0.5488 0.0120 1.4271 0.0178 0.0168 0.1 0.1 File:Post-2yr.xls 12124/2003 CESINW, Inc. Page 2 I' • (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0180 1.6670 0.5609 0.0121 1.4449 0.0178 0.0168 0.1 0.1 73 730 0.0072 0.0180 1.6850 0.5730 0.0121 1.4626 0.0178 0.0169 0.1 0.1 74 740 0.0072 0.0180 1.7030 0.5852 0.0122 1.4804 0.0178 0.0169 0.1 0.1 75 750 0.0072 0.0180 1.7210 0.5974 0.0123 1.4982 0.0178 0.0169 0.1 0.1 76 760 0.0072 0.0180 1.7390 0.6097 0.0123 1.5160 0.0178 0.0169 0.1 0.1 77 770 0.0057 0.0143 1.7533 0.6195 0.0098 1.5301 0.0141 0.0134 0.1 0.1 78 780 0.0057 0.0143 1.7675 0,6294 0.0098 1.5442 0.0141 0.0134 0.1 0.1 79 790 0.0057 0.0143 1.7818 0.6393 0.0099 1.5583 0.0141 0.0134 0.1 0.1 80 800 0.0057 0.0143 1.7960 0.6492 0.0099 1.5724 0.0141 0.0134 01 0.1 81 810 0.0057 0.0143 1.8103 0.6591 0.0100 1.5865 0.0141 0.0134 0.1 0.1 82 820 0.0057 0.0143 1.8245 0.6691 0.0100 1.6006 0.0141 0.0134 0.1 0.1 83 830 0.0057 0.0143 1.8388 0.6792 0.0100 1.6147 0.0141 0.0134 0.1 0.1 84 840 0.0057 0.0143 1.8530 0.6892 0.0101 1.6288 0.0141 0.0134 0.1 0.1 85 850 0.0057 0.0143 1.8673 0.6993 0.0101 1.6429 0.0141 0.0135 0.1 0.1 86 860 0.0057 0.0143 1.8815 0.7095 0.0101 1.6570 0.0141 0.0135 0.1 0.1 87 870 0.0057 0.0143 1.8958 0.7197 0.0102 1.6711 0.0141 0.0135 0.1 0.1 88 880 0.0057 0.0143 1.9100 0.7299 0.0102 1.6852 0.0141 0.0135 0.1 0.1 89 890 0.0050 0.0125 1.9225 0.7388 0.0090 1.6976 0.0124 0.0118 0.1 0.1 90 900 0.0050 0.0125 1.9350 0.7479 0.0090 1.7100 0.0124 0.0118 0.1 0.1 91 910 0.0050 0.0125 1.9475 0.7569 0.0090 1.7223 0.0124 0.0118 0.1 0.1 92 920 0.0050 0.0125 1.9600 0.7660 0.0091 1.7347 0.0124 0.0118 0.1 0.1 93 930 0.0050 0.0125 1.9725 0.7750 0.0091 1.7471 0.0124 0.0118 0.1 0.1 94 940 0.0050 0.0125 1.9850 0.7842 0.0091 1.7595 0.0124 0.0119 0.1 0.1 95 950 0.0050 0.0125 1.9975 0.7933 0.0091 1.7719 0.0124 0.0119 0.1 0.1 96 960 0.0050 0.0125 2.0100 0.8025 0.0092 1.7843 0.0124 0.0119 0.1 0.1 97 970 0.0050 0.0125 2.0225 0.8117 0.0092 1.7967 0.0124 0.0119 0.1 0.1 98 980 0.0050 0.0125 2.0350 0.8209 0.0092 1.8090 0.0124 0.0119 0.1 0.1 99 990 0.0050 0.0125 2.0475 0.8301 0.0092 1.8214 0.0124 0.0119 0.1 0.1 100 1000 0.0050 0.0125 2.0600 0.8394 0.0093 1.8338 0.0124 0.0119 0.1 0.1 101 1010 0.0040 0.0100 2.0700 0.8468 0.0074 1.8438 0.0099 0.0095 0.0 0.1 102 1020 0.0040 0.0100 2.0800 0.8542 0.0074 1.8537 0.0099 0.0095 0.0 0.1 103 1030 0.0040 0.0100 2.0900 0.8617 0.0075 1.8636 0.0099 0.0095 0.0 0.1 104 1040 0.0040 0.0100 2.1000 0.8691 0.0075 1.8735 0.0099 0.0095 0.0 0.0 105 1050 0.0040 0.0100 2.1100 0.8766 0.0075 1.8834 0.0099 0.0095 0.0 0.0 106 1060 0.0040 0.0100 2.1200 0.8841 0.0075 1.8933 0.0099 0.0095 0.0 0.0 107 1070 0.0040 0.0100 2.1300 0.8916 0.0075 1.9033 0.0099 0.0095 0.0 0.0 108 1080 0.0040 0.0100 2.1400 0.8992 0.0075 1.9132 0.0099 0.0095 0.0 0.0 109 1090 0.0040 0.0100 2.1500 0.9067 0.0075 1.9231 0.0099 0.0095 0.0 0.0 110 1100 0.0040 0.0100 2.1600 0.9142 0.0076 1.9330 0.0099 0.0095 0.0 0.0 111 1110 0.0040 0.0100 2.1700 0.9218 0.0076 1.9430 0.0099 0.0095 0.0 0.0 112 1120 0.0040 0.0100 2.1800 0.9294 0.0076 1.9529 0.0099 0.0095 0.0 0.0 113 1130 0.0040 0.0100 2.1900 0.9370 0.0076 1.9628 0.0099 0.0095 0.0 0.0 114 1140 0.0040 0.0100 2.2000 0.9446 0.0076 1.9727 0.0099 0.0095 0.0 0.0 115 1150 0.0040 0.0100 2.2100 0.9522 0.0076 1.9827 0.0099 0.0096 0.0 0.0 116 1160 0.0040 0.0100 2.2200 0.9598 0.0076 1.9926 0.0099 0.0096 0.0 0.0 117 1170 0.0040 0.0100 2.2300 0.9675 0.0076 2.0025 0.0099 0.0096 0.0 0.0 118 1180 0.0040 0.0100 2.2400 0.9751 0.0077 2.0124 0.0099 0.0096 0.0 0.0 119 1190 0.0040 0.0100 2.2500 0.9828 0.0077 2.0224 0.0099 0.0096 0.0 0.0 120 1200 0.0040 0.0100 2.2600 0.9905 0.0077 2.0323 0.0099 0.0096 0.0 0.0 121 1210 0.0040 0.0100 2.2700 0.9982 0.0077 2.0422 0.0099 0.0096 0.0 0.0 122 1220 0.0040 0.0100 2.2800 1.0059 0.0077 2.0521 0.0099 0.0096 0.0 0.0 123 1230 0.0040 0.0100 2.2900 1.0136 0.0077 2.0621 0.0099 0.0096 0.0 0.0 124 1240 0.0040 0.0100 2.3000 1.0214 0.0077 2.0720 0.0099 0.0096 0.0 0.0 125 1250 0.0040 0.0100 2.3100 1.0291 0.0077 2.0819 0.0099 0.0096 0.0 0.0 126 1260 0.0040 0.0100 2.3200 1.0369 0.0078 2.0919 0.0099 0.0096 0.0 0.0 127 1270 0.0040 0.0100 2.3300 1.0446 0.0078 2.1018 0.0099 0.0096 0.0 0.0 128 1280 0.0040 0.0100 2.3400 1.0524 0.0078 2.1117 0.0099 0.0096 0.0 0.0 129 1290 0.0040 0.0100 2.3500 1.0602 0.0078 2.1217 0.0099 0.0096 0.0 0.0 130 1300 0.0040 0.0100 2.3600 1.0680 0.0078 2.1316 0.0099 0.0096 0.0 0.0 131 1310 0.0040 0.0100 2.3700 1.0758 0.0078 2.1415 0.0099 0.0096 0.0 0.0 132 1320 0.0040 0.0100 2.3800 1.0837 0.0078 2.1515 0.0099 0.0096 0.0 0.0 133 1330 0.0040 0.0100 2.3900 1.0915 0.0078 2.1614 0.0099 0.0096 0.0 0.0 134 1340 0.0040 0.0100 2.4000 1.0993 0.0079 2.1714 0.0099 0.0096 0.0 0.0 135 1350 0.0040 0.0100 2.4100 1.1072 0.0079 2.1813 0.0099 0.0096 0.0 0.0 136 1360 0.0040 0.0100 2.4200 1.1151 0.0079 2.1912 0.0099 0.0096 0.0 0.0 137 1370 0.0040 0.0100 2.4300 1.1230 0.0079 2.2012 0.0099 0.0096 0.0 0.0 138 1380 0.0040 0.0100 2.4400 1.1309 0.0079 2.2111 0.0099 0.0096 0.0 0.0 139 1390 0.0040 0.0100 2.4500 1.1388 0.0079 2.2210 0.0099 0.0096 0.0 0.0 140 1400 0.0040 0.0100 2.4600 1.1467 0.0079 2.2310 0.0099 0.0096 0.1 0.0 141 1410 0.0040 0.0100 2.4700 1.1546 0.0079 2.2409 0.0099 0.0096 0.1 0.1 142 1420 0.0040 0.0100 2.4800 1.1626 0.0079 2.2509 0.0099 0.0096 0.1 0.1 143 1430 0.0040 0.0100 2.4900 1.1705 0.0079 2.2608 0.0099 0.0096 0.1 0.1 144 1440 0.0040 0.0100 2.5000 1.1785 0.0080 2.2707 0.0099 0.0096 0.1 0.1 Total 1.0000 2.5000 Hydrograph Volume 6504 (Cubic Feet) File:Post-2yr.xls 12/24/2003 CESINW, Inc. Page 3 . . , . CIII E S N W Project: Clarke Offices Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 5 Year Post Given: Area = 0.86 acres Pt = 3.1 inches dt = 10 min. Tc = 10 min. w = 0.3333 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area = 0.14 acres Area = 0.72 acres Peak Runoff: 0.58 cfs CN = 85 CN = 98 Total Vol. : 8308 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.7 1 1 i r iLr:j _ IIiF' �1 I } 0.5 _. _ .-.........__L.............._' co.z_o 04 ®iFl1.„., 1 _._i___ _... __ -._......,_.._.........._.._...._._._...t_._._.__._._ ......_.._.._.._-_.---.._—_..._._.__....._ 11 ■ _ r0.3 . -- f i 0.2 . 0.1 — • : -I - _ I i - - --,- fit 1 0.0 , 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Post-5yr.xls 12/24/2003 CESINW,Inc. Pape 1 • Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Mere- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0124 0.0124 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0124 0.0248 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0124 0.0372 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0124 0.0496 0.0000 0.0000 0.0004 0.0004 0.0003 0.0 0.0 5 50 0.0040 0.0124 0.0620 0.0000 0.0000 0.0020 0.0016 0.0014 0.0 0.0 6 60 0.0040 0.0124 0.0744 0.0000 0.0000 0.0047 0.0028 0.0023 0.0 0.0 7 70 0.0040 0.0124 0.0868 0.0000 0.0000 0.0085 0.0037 0.0031 0.0 0.0 8 80 0.0040 0.0124 0.0992 0.0000 0.0000 0.0130 0.0045 0.0038 0.0 0.0 9 90 0.0040 0.0124 0.1116 0.0000 0.0000 0.0182 0.0052 0.0044 0.0 0.0 10 100 0.0040 0.0124 0.1240 0.0000 0.0000 0.0241 0.0059 0.0049 0.0 0.0 11 110 0.0050 0.0155 0.1395 0.0000 0.0000 0.0322 0.0081 0.0068 0.0 0.0 12 120 0.0050 0.0155 0.1550 0.0000 0.0000 0.0410 0.0088 0.0074 0.0 0.0 13 130 0.0050 0.0155 0.1705 0.0000 0.0000 0.0504 0.0094 0.0079 0.0 0.0 14 140 0.0050 0.0155 0.1860 0.0000 0.0000 0.0604 0.0100 0.0083 0.0 0.0 15 150 0.0050 0.0155 0.2015 0.0000 0.0000 0.0708 0.0104 0.0087 0.0 0.0 16 160 0.0050 0.0155 0.2170 0.0000 0.0000 0.0816 0.0108 0.0091 0.0 0.0 17 170 0.0060 0.0186 0.2356 0.0000 0.0000 0.0951 0.0135 0.0113 0.1 0.1 18 180 0.0060 0.0186 0.2542 0.0000 0.0000 0.1091 0.0139 0.0117 0.1 0.1 19 190 0.0060 0.0186 0.2728 0.0000 0.0000 0.1234 0.0143 0.0120 0.1 0.1 20 200 0.0060 0.0186 0.2914 0.0000 0.0000 0.1381 0.0147 0.0123 0.1 0.1 21 210 0.0060 0.0186 0.3100 0.0000 0.0000 0.1531 0.0150 0.0126 0.1 0.1 22 220 0.0060 0.0186 0.3286 0.0000 0.0000 0.1684 0.0153 0.0128 0.1 0.1 23 230 0.0070 0.0217 0.3503 0.0000 0.0000 0.1865 0.0181 0.0152 0.1 0.1 24 240 0.0070 0.0217 0.3720 0.0002 0.0002 0.2049 0.0184 0.0154 0.1 0.1 25 250 0.0070 0.0217 0.3937 0.0009 0.0007 0.2236 0.0187 0.0157 0.1 0.1 26 260 0.0070 0.0217 0.4154 0.0021 0.0012 0.2425 0.0189 0.0160 0.1 0.1 27 270 0.0070 0.0217 0.4371 0.0038 0.0017 0.2616 0.0191 0.0163 0.1 0.1 28 280 0.0070 0.0217 0.4588 0.0060 0.0022 0.2809 0.0193 0.0165 0.1 0.1 29 290 0.0082 0.0254 0.4842 0.0091 0.0031 0.3036 0.0228 0.0196 0.1 0.1 30 300 0.0082 0.0254 0.5096 0.0128 0.0037 0.3266 0.0230 0.0198 0.1 0.1 31 310 0.0082 0.0254 0.5351 0.0170 0.0043 0,3498 0.0232 0.0201 0.1 0.1 32 320 0.0082 0.0254 0.5605 0.0218 0.0048 0.3731 0.0233 0.0203 0.1 0.1 33 330 0.0082 0.0254 0.5859 0.0272 0.0053 0.3966 0.0235 0.0205 0.1 0.1 34 340 0.0082 0.0254 0.6113 0.0330 0.0058 0.4202 0.0236 0.0207 0.1 0.1 35 350 0.0095 0.0295 0.6408 0.0404 0.0074 0.4477 0.0275 0.0242 0.1 0.1 36 360 0.0095 0.0295 0.6702 0.0484 0.0080 0.4753 0.0276 0.0244 0.1 0.1 37 370 0.0095 0.0295 0.6997 0.0569 0.0086 0.5030 0.0277 0.0246 0.1 0.1 38 380 0.0095 0.0295 0.7291 0.0661 0.0092 0.5309 0.0279 0.0248 0.1 0.1 39 390 0.0095 0.0295 0.7586 0.0758 0.0097 0.5589 0.0280 0.0250 0.1 0.1 40 400 0.0095 0.0295 0.7880 0.0861 0.0102 0.5869 0.0281 0.0252 0.1 0.1 41 410 0.0134 0.0415 0.8296 0.1014 0.0153 0.6266 0.0397 0.0357 0.2 0.1 42 420 0.0134 0.0415 0.8711 0.1176 0.0163 0.6665 0.0399 0.0360 0.2 0.2 43 430 0.0134 0.0415 0.9126 0.1348 0.0172 0.7065 0.0400 0.0363 0.2 0.2 44 440 0.0180 0.0558 0.9684 0.1592 0.0244 0.7603 0.0539 0.0491 0.3 0.2 45 450 0.0180 0.0558 1.0242 0.1850 0.0258 0.8144 0.0541 0.0495 0.3 0.2 46 460 0.0340 0.1054 1.1296 0.2374 0.0524 0.9170 0.1025 0.0944 0.5 0.3 47 470 0.0540 0.1674 1.2970 0.3290 0.0917 1.0807 0.1637 0.1520 0.8 0.5 48 480 0.0270 0.0837 1.3807 0.3783 0.0492 1.1628 0.0822 0.0768 0.4 0.6 49 490 0.0180 0.0558 1.4365 0.4122 0.0340 1.2177 0.0549 0.0515 0.3 0.4 50 500 0.0134 0.0415 1.4781 0.4381 0.0258 1.2586 0.0409 0.0384 0.2 0.3 51 510 0.0134 0.0415 1.5196 0.4643 0.0263 1.2995 0.0409 0.0385 0.2 0.2 52 520 0.0134 0.0415 1.5612 0.4910 0.0267 1.3404 0.0409 0.0386 0.2 0.2 53 530 0.0088 0.0273 1.5884 0.5088 0.0178 1.3673 0.0269 0.0254 0.1 0.2 54 540 0.0088 0.0273 1.6157 0.5267 0.0179 1.3942 0.0269 0.0255 0.1 0.1 55 550 0.0088 0.0273 1.6430 0.5448 0.0181 1.4212 0.0269 0.0255 0.1 0.1 56 560 0.0088 0.0273 1.6703 0.5631 0.0183 1.4481 0.0269 0.0255 0.1 0.1 57 570 0.0088 0.0273 1.6976 0.5815 0.0184 1.4750 0.0269 0.0256 0.1 0.1 58 580 0.0088 0.0273 1.7248 0.6000 0.0186 1.5020 0.0270 0.0256 0.1 0.1 59 590 0.0088 0.0273 1.7521 0.6188 0.0187 1.5290 0.0270 0.0256 0.1 0.1 60 600 0.0088 0.0273 1.7794 0.6376 0.0189 1.5559 0.0270 0.0257 0.1 0.1 61 610 0.0088 0.0273 1.8067 0.6566 0.0190 1.5829 0.0270 0.0257 0.1 0.1 62 620 0.0088 0.0273 1.8340 0.6758 0.0191 1.6099 0.0270 0.0257 0.1 0.1 63 630 0.0088 0.0273 1.8612 0.6951 0.0193 1.6369 0.0270 0.0257 0.1 0.1 64 640 0.0088 0.0273 1.8885 0.7145 0.0194 1.6639 0.0270 0.0258 0.1 0.1 65 650 0.0072 0.0223 1.9108 0.7305 0.0160 1.6860 0.0221 0.0211 0.1 0.1 66 660 0.0072 0.0223 1.9332 0.7465 0.0161 1.7081 0.0221 0.0211 0.1 0.1 67 670 0.0072 0.0223 1.9555 0.7627 0.0161 1.7302 0.0221 0.0211 0.1 0.1 68 680 0.0072 0.0223 1.9778 0.7789 0.0162 1.7524 0.0221 0.0212 0.1 0.1 69 690 0.0072 0.0223 2.0001 0.7952 0.0163 1.7745 0.0221 0.0212 0.1 0.1 70 700 0.0072 0.0223 2.0224 0.8116 0.0164 1.7966 0.0221 0.0212 0.1 0.1 71 710 0.0072 0.0223 2.0448 0.8281 0.0165 1.8187 0.0221 0.0212 0.1 0.1 File:Post-5yr.xls 12/24/2003 CESINW, Inc. Page 2 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0223 2.0671 0.8446 0.0165 1.8409 0.0221 0.0212 0.1 0.1 73 730 0.0072 0.0223 2.0894 0.8612 0.0166 1.8630 0.0221 0.0212 0.1 0.1 74 740 0.0072 0.0223 2.1117 0.8779 0.0167 1.8851 0.0221 0.0213 0.1 0.1 75 750 0.0072 0.0223 2.1340 0.8947 0.0168 1.9073 0.0221 0.0213 0.1 0.1 76 760 0.0072 0.0223 2.1564 0.9115 0.0168 1.9294 0.0221 0.0213 0.1 0.1 77 770 0.0057 0.0177 2.1740 0.9249 0.0134 1.9470 0.0175 0.0169 0.1 0.1 78 780 0.0057 0.0177 2.1917 0.9383 0.0134 1.9645 0.0175 0.0169 0.1 0.1 79 790 0.0057 0.0177 2.2094 0.9517 0.0135 1.9820 0.0175 0.0169 0.1 0.1 80 800 0.0057 0.0177 2.2270 0.9652 0.0135 1.9996 0.0175 0.0169 0.1 0.1 81 810 0.0057 0.0177 2.2447 0.9788 0.0135 2.0171 0.0175 0.0169 0.1 0.1 82 820 0.0057 0.0177 2.2624 0.9923 0.0136 2.0347 0.0175 0.0169 0.1 0.1 83 830 0.0057 0.0177 2.2801 1.0059 0.0136 2.0522 0.0175 0.0169 0.1 0.1 84 840 0.0057 0.0177 2.2977 1.0196 0.0137 2.0697 0.0175 0.0169 0.1 0.1 85 850 0.0057 0.0177 2.3154 1.0333 0.0137 2.0873 0.0175 0.0169 0.1 0.1 86 860 0.0057 0.0177 2.3331 1.0470 0.0137 2.1048 0.0176 0.0169 0.1 0.1 87 870 0.0057 0.0177 2.3507 1.0608 0.0138 2.1224 0.0176 0.0169 0.1 0.1 88 880 0.0057 0.0177 2.3684 1.0746 0.0138 2.1400 0.0176 0.0169 0.1 0.1 89 890 0.0050 0.0155 2.3839 1.0867 0.0121 2.1554 0.0154 0.0149 0.1 0.1 90 900 0.0050 0.0155 2.3994 1.0989 0.0122 2.1708 0.0154 0.0149 0.1 0.1 91 910 0.0050 0.0155 2.4149 1.1111 0.0122 2.1862 0.0154 0.0149 0.1 0.1 92 920 0.0050 0.0155 2.4304 1.1233 0.0122 2.2016 0.0154 0.0149 0.1 0.1 93 930 0.0050 0.0155 2.4459 1.1355 0.0122 2.2170 0.0154 0.0149 0.1 0.1 94 940 0.0050 0.0155 2.4614 1.1478 0.0123 2.2324 0.0154 0.0149 0.1 0.1 95 950 0.0050 0.0155 2.4769 1.1601 0.0123 2.2478 0.0154 0.0149 0.1 0.1 96 960 0.0050 0.0155 2.4924 1.1724 0.0123 2.2632 0.0154 0.0149 0.1 0.1 97 970 0.0050 0.0155 2.5079 1.1848 0.0123 2.2786 0.0154 0.0149 0.1 0.1 98 980 0.0050 0.0155 2.5234 1.1971 0.0124 2.2940 0.0154 0.0149 0.1 0.1 99 990 0.0050 0.0155 2.5389 1.2095 0.0124 2.3094 0.0154 0.0149 0.1 0.1 100 1000 0.0050 0.0155 2.5544 1.2219 0.0124 2.3248 0.0154 0.0149 0.1 0.1 101 1010 0.0040 0.0124 2.5668 1.2319 0.0100 2.3372 0.0123 0.0119 0.1 0.1 102 1020 0.0040 0.0124 2.5792 1.2419 0.0100 2.3495 0.0123 0.0119 0.1 0.1 103 1030 0.0040 0.0124 2.5916 1.2518 0.0100 2.3618 0.0123 0.0119 0.1 0.1 104 1040 0.0040 0.0124 2.6040 1.2618 0.0100 2.3742 0.0123 0.0120 0.1 0.1 105 1050 0.0040 0.0124 2.6164 1.2719 0.0100 2.3865 0.0123 0.0120 0.1 0.1 106 1060 0.0040 0.0124 2.6288 1.2819 0.0100 2.3988 0.0123 0.0120 0.1 0.1 107 1070 0.0040 0.0124 2.6412 1.2919 0.0100 2.4112 0.0123 0.0120 0.1 0.1 108 1080 0.0040 0.0124 2.6536 1.3020 0.0101 2.4235 0.0123 0.0120 0.1 0.1 109 1090 0.0040 0.0124 2.6660 1.3121 0.0101 2.4358 0.0123 0.0120 0.1 0.1 110 1100 0.0040 0.0124 2.6784 1.3221 0.0101 2.4482 0.0123 0.0120 0.1 0.1 111 1110 0.0040 0.0124 2.6908 1.3322 0.0101 2.4605 0.0123 0.0120 0.1 0.1 112 1120 0.0040 0.0124 2.7032 1.3423 0.0101 2.4728 0.0123 0.0120 0.1 0.1 113 1130 0.0040 0.0124 2.7156 1.3525 0.0101 2.4852 0.0123 0.0120 0.1 0.1 114 1140 0.0040 0.0124 2.7280 1.3626 0.0101 2.4975 0.0123 0.0120 0.1 0.1 115 1150 0.0040 0.0124 2.7404 1.3728 0.0102 2.5098 0.0123 0.0120 0.1 0.1 116 1160 0.0040 0.0124 2.7528 1.3829 0.0102 2.5222 0.0123 0.0120 01 0.1 117 1170 0.0040 0.0124 2.7652 1.3931 0.0102 2.5345 0.0123 0.0120 0.1 0.1 118 1180 0.0040 0.0124 2.7776 1.4033 0.0102 2.5469 0.0123 0.0120 0.1 0.1 119 1190 0.0040 0.0124 2.7900 1.4135 0.0102 2.5592 0.0123 0.0120 0.1 0.1 120 1200 0.0040 0.0124 2.8024 1.4237 0.0102 2.5715 0.0123 0.0120 0.1 0.1 121 1210 0.0040 0.0124 2.8148 1.4340 0.0102 2.5839 0.0123 0.0120 0.1 0.1 122 1220 0.0040 0.0124 2.8272 1.4442 0.0102 2.5962 0.0123 0.0120 0.1 0.1 123 1230 0.0040 0.0124 2.8396 1.4545 0.0103 2.6086 0.0123 0.0120 0.1 0.1 124 1240 0.0040 0.0124 2.8520 1.4647 0.0103 2.6209 0.0123 0.0120 0.1 0.1 125 1250 0.0040 0.0124 2.8644 1.4750 0.0103 2.6333 0.0123 0.0120 0.1 0.1 126 1260 0.0040 0.0124 2.8768 1.4853 0.0103 2.6456 0.0123 0.0120 0.1 0.1 127 1270 0.0040 0.0124 2.8892 1.4956 0.0103 2.6579 0.0123 0.0120 0.1 0.1 128 1280 0.0040 0.0124 2.9016 1.5059 0.0103 2.6703 0.0123 0.0120 0.1 0.1 129 1290 0.0040 0.0124 2.9140 1.5163 0.0103 2.6826 0.0123 0.0120 0.1 0.1 130 1300 0.0040 0.0124 2.9264 1.5266 0.0103 2.6950 0.0123 0.0120 0.1 0.1 131 1310 0.0040 0.0124 2.9388 1.5370 0.0104 2.7073 0.0123 0.0120 0.1 0.1 132 1320 0.0040 0.0124 2.9512 1.5473 0.0104 2.7197 0.0123 0.0120 0.1 0.1 133 1330 0.0040 0.0124 2.9636 1.5577 0.0104 2.7320 0.0123 0.0120 0.1 0.1 134 1340 0.0040 0.0124 2.9760 1.5681 0.0104 2.7444 0.0123 0.0120 0.1 0.1 135 1350 0.0040 0.0124 2.9884 1.5785 0.0104 2.7567 0.0123 0.0120 0.1 0.1 136 1360 0.0040 0.0124 3.0008 1.5889 0.0104 2.7691 0.0123 0.0120 0.1 0.1 137 1370 0.0040 0.0124 3.0132 1.5993 0.0104 2.7814 0.0123 0.0120 0.1 0.1 138 1380 0.0040 0.0124 3.0256 1.6098 0.0104 2.7938 0.0123 0.0120 0.1 0.1 139 1390 0.0040 0.0124 3.0380 1.6202 0.0104 2.8061 0.0123 0.0120 0.1 0.1 140 1400 0.0040 0.0124 3.0504 1.6307 0.0105 2.8185 0.0123 0.0120 0.1 0.1 141 1410 0.0040 0.0124 3.0628 1.6411 0.0105 2.8308 0.0124 0.0120 0.1 0.1 142 1420 0.0040 0.0124 3.0752 1.6516 0.0105 2.8432 0.0124 0.0120 0.1 0.1 143 1430 0.0040 0.0124 3.0876 1.6621 0.0105 2.8555 0.0124 0.0120 0.1 0.1 144 1440 0.0040 0.0124 3.1000 1.6726 0.0105 2.8679 0.0124 0.0120 0.1 0.1 Total 1.0000 3.1000 Hydrograph Volume 8308 (Cubic Feet) File:Post-5yr.xls 12/24/2003 CESINW,Inc. Page 3 . . . , . C lIE S N\i\' Project: Clarke Offices roject Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 10 Year Post Given: Area= 0.86 acres Pt = 3.45 inches dt = 10 min. Tc = 10 min. w = 0.3333 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.14 acres Area = 0.72 acres Peak Runoff: 0.65 cfs CN = 85 CN = 98 Total Vol. : 9368 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.7 } t i - t . }_. , 1 ... r_ ; ._ l _ _ f l __ 0.5 II1M _ ? - i { U. ' v l �.. Li j- , 0.2 . q..... If - i.... ...... .. .._._.._.. .._.._._ ..... ._, I _..F....._ _.�_..._...... 0.1 -1 i. j-- I. 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Post-10yr.xls 12/24/2003 CESINW, Inc. Page 1 Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0138 0.0138 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0138 0.0276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0138 0.0414 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 4 40 0.0040 0.0138 0.0552 0.0000 0.0000 0.0009 0.0009 0.0008 0.0 0.0 5 50 0.0040 0.0138 0.0690 0.0000 0.0000 0.0034 0.0025 0.0021 0.0 0.0 6 60 0.0040 0.0138 0.0828 0.0000 0.0000 0.0072 0.0037 0.0031 0.0 0.0 7 70 0.0040 0.0138 0.0966 0.0000 0.0000 0.0120 0.0048 0.0040 0.0 0.0 8 80 0.0040 0.0138 0.1104 0.0000 0.0000 0.0177 0.0057 0.0048 0.0 0.0 9 90 0.0040 0.0138 0.1242 0.0000 0.0000 0.0242 0.0065 0.0054 0.0 0.0 10 100 0.0040 0.0138 0.1380 0.0000 0.0000 0.0313 0.0072 0.0060 0.0 0.0 11 110 0.0050 0.0173 0.1553 0.0000 0.0000 0.0411 0.0098 0.0082 0.0 0.0 12 120 0.0050 0.0173 0.1725 0.0000 0.0000 0.0516 0.0105 0.0088 0.0 0.0 13 130 0.0050 0.0173 0.1898 0.0000 0.0000 0.0628 0.0112 0.0094 0.0 0.0 14 140 0.0050 0.0173 0.2070 0.0000 0.0000 0.0746 0.0118 0.0098 0.1 0.0 15 150 0.0050 0.0173 0.2243 0.0000 0.0000 0.0868 0.0122 0.0102 0.1 0.1 16 160 0.0050 0.0173 0.2415 0.0000 0.0000 0.0995 0.0127 0.0106 0.1 0.1 17 170 0.0060 0.0207 0.2622 0.0000 0.0000 0.1152 0.0157 0.0131 0.1 0.1 18 180 0.0060 0.0207 0.2829 0.0000 0.0000 0.1314 0.0162 0.0135 0.1 0.1 19 190 0.0060 0.0207 0.3036 0.0000 0.0000 0.1479 0.0166 0.0139 0.1 0.1 20 200 0.0060 0.0207 0.3243 0.0000 0.0000 0.1648 0.0169 0.0142 0.1 0.1 21 210 0.0060 0.0207 0.3450 0.0000 0.0000 0.1820 0.0172 0.0144 0.1 0.1 22 220 0.0060 0.0207 0.3657 0.0001 0.0001 0.1995 0.0175 0.0147 0.1 0.1 23 230 0.0070 0.0242 0.3899 0.0008 0.0007 0.2203 0.0207 0.0174 0.1 0.1 24 240 0.0070 0.0242 0.4140 0.0020 0.0013 0.2413 0.0210 0.0178 0.1 0.1 25 250 0.0070 0.0242 0.4382 0.0039 0.0019 0.2625 0.0213 0.0181 0.1 0.1 26 260 0.0070 0.0242 0.4623 0.0064 0.0025 0.2840 0.0215 0.0184 0.1 0.1 27 270 0.0070 0.0242 0.4865 0.0094 0.0030 0.3057 0.0217 0.0186 0.1 0.1 28 280 0.0070 0.0242 0.5106 0.0129 0.0035 0.3275 0.0219 0.0189 0.1 0.1 29 290 0.0082 0.0283 0.5389 0.0177 0.0048 0.3533 0.0258 0.0224 0.1 0.1 30 300 0.0082 0.0283 0.5672 0.0232 0.0055 0.3793 0.0260 0.0227 0.1 0.1 31 310 0.0082 0.0283 0.5955 0.0293 0.0061 0.4055 0.0262 0.0229 0.1 0.1 32 320 0.0082 0.0283 0.6238 0.0360 0.0067 0.4318 0.0263 0.0231 0.1 0.1 33 330 0.0082 0.0283 0.6521 0.0433 0.0073 0.4582 0.0265 0.0233 0.1 0.1 34 340 0.0082 0.0283 0.6803 0.0512 0.0079 0.4848 0.0266 0.0235 0.1 0.1 35 350 0.0095 0.0328 0.7131 0.0611 0.0098 0.5157 0.0309 0.0275 0.1 0.1 36 360 0.0095 0.0328 0.7459 0.0716 0.0105 0.5468 0.0311 0.0277 0.1 0.1 37 370 0.0095 0.0328 0.7787 0.0827 0.0112 0.5780 0.0312 0.0279 0.1 0.1 38 380 0.0095 0.0328 0.8114 0.0946 0.0118 0.6093 0.0313 0.0281 0.1 0.1 39 390 0.0095 0.0328 0.8442 0.1070 0.0124 0.6407 0.0314 0.0283 0.1 0.1 40 400 0.0095 0.0328 0.8770 0.1200 0.0130 0.6721 0.0315 0.0285 0.1 0.1 41 410 0.0134 0.0462 0.9232 0.1393 0.0193 0.7167 0.0445 0.0404 0.2 0.2 42 420 0.0134 0.0462 0.9695 0.1596 0.0203 0.7613 0.0447 0.0407 0.2 0.2 43 430 0.0134 0.0462 1.0157 0.1809 0.0213 0.8061 0.0448 0.0410 0.2 0.2 44 440 0.0180 0.0621 1.0776 0.2110 0.0301 0.8664 0.0603 0.0554 0.3 0.2 45 450 0.0180 0.0621 1.1399 0.2427 0.0317 0.9269 0.0605 0.0558 0.3 0.3 46 460 0.0340 0.1173 1.2572 0.3064 0.0637 1.0416 0.1147 0.1064 0.6 0.4 47 470 0.0540 0.1863 1.4435 0.4165 0.1102 1.2245 0.1829 0.1711 0.9 0.6 48 480 0.0270 0.0932 1.5366 0.4752 0.0587 1.3162 0.0917 0.0864 0.4 0.6 49 490 0.0180 0.0621 1.5987 0.5155 0.0403 1.3775 0.0612 0.0578 0.3 0.5 50 500 0.0134 0.0462 1.6450 0.5461 0.0306 1.4231 0.0456 0.0432 0.2 0.3 51 510 0.0134 0.0462 1.6912 0.5772 0.0311 1.4688 0.0457 0.0433 0.2 0.3 52 520 0.0134 0.0462 1.7374 0.6087 0.0315 1.5144 0.0457 0.0434 0.2 0.2 53 530 0.0088 0.0304 1.7678 0.6296 0.0209 1.5445 0.0300 0.0285 0.1 0.2 54 540 0.0088 0.0304 1.7981 0.6507 0.0211 1.5745 0.0300 0.0286 0.1 0.2 55 550 0.0088 0.0304 1.8285 0.6719 0.0213 1.6045 0.0300 0.0286 0.1 0.2 56 560 0.0088 0.0304 1.8589 0.6934 0.0214 1.6346 0.0300 0.0286 0.1 0.2 57 570 0.0088 0.0304 1.8892 0.7150 0.0216 1.6646 0.0301 0.0287 0.1 0.1 58 580 0.0088 0.0304 1.9196 0.7367 0.0218 1.6947 0.0301 0.0287 0.1 0.1 59 590 0.0088 0.0304 1.9499 0.7587 0.0219 1.7248 0.0301 0.0287 0.1 0.1 60 600 0.0088 0.0304 1.9803 0.7807 0.0221 1.7548 0.0301 0.0288 0.1 0.1 61 610 0.0088 0.0304 2.0107 0.8029 0.0222 1.7849 0.0301 0.0288 0.1 0.1 62 620 0.0088 0.0304 2.0410 0.8253 0.0224 1.8150 0.0301 0.0288 0.2 0.1 63 630 0.0088 0.0304 2.0714 0.8478 0.0225 1.8451 0.0301 0.0289 0.2 0.2 64 640 0.0088 0.0304 2.1017 0.8704 0.0226 1.8752 0.0301 0.0289 0.2 0.2 65 650 0.0072 0.0248 2.1266 0.8891 0.0186 1.8999 0.0246 0.0237 0.1 0.1 66 660 0.0072 0.0248 2.1514 0.9078 0.0187 1.9245 0.0246 0.0237 0.1 0.1 67 670 0.0072 0.0248 2.1763 0.9266 0.0188 1.9492 0.0246 0.0237 0.1 0.1 68 680 0.0072 0.0248 2.2011 0.9454 0.0189 1.9738 0.0247 0.0237 0.1 0.1 69 690 0.0072 0.0248 2.2259 0.9644 0.0190 1.9985 0.0247 0.0237 0.1 0.1 70 700 0.0072 0.0248 2.2508 0.9834 0.0190 2.0231 0.0247 0.0237 0.1 0.1 71 710 0.0072 0.0248 2.2756 1.0025 0.0191 2.0478 0.0247 0.0238 0.1 0.1 File:Post-10yr.xls 12/24/2003 CESINW, Inc. Page 2 • • (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0248 2.3005 1.0217 0.0192 2.0725 0.0247 0.0238 0.1 0.1 73 730 0.0072 0.0248 2.3253 1.0410 0.0193 2.0971 0.0247 0.0238 0.1 0.1 74 740 0.0072 0.0248 2.3501 1.0603 0.0193 2.1218 0.0247 0.0238 0.1 0.1 75 750 0.0072 0.0248 2.3750 1.0797 0.0194 2.1465 0.0247 0.0238 0.1 0.1 76 760 0.0072 0.0248 2.3998 1,0992 0.0195 2.1712 0.0247 0.0238 0.1 0.1 77 770 0.0057 0.0197 2.4195 1.1147 0.0155 2.1907 0.0195 0.0189 0.1 0.1 78 780 0.0057 0.0197 2.4392 1.1302 0.0155 2.2103 0.0195 0.0189 0.1 0.1 79 790 0.0057 0.0197 2.4588 1.1457 0.0156 2.2298 0.0195 0.0189 0.1 0.1 80 800 0.0057 0.0197 2.4785 1.1613 0.0156 2.2493 0.0195 0.0189 0.1 0.1 81 810 0.0057 0.0197 2.4981 1.1770 0.0156 2.2689 0.0195 0.0189 0.1 0.1 82 820 0.0057 0.0197 2.5178 1.1927 0.0157 2.2884 0.0196 0.0189 0.1 0.1 83 830 0.0057 0.0197 2.5375 1.2084 0.0157 2.3080 0.0196 0.0189 0.1 0.1 84 840 0.0057 0.0197 2.5571 1.2241 0.0158 2.3276 0.0196 0.0189 0.1 0.1 85 850 0.0057 0.0197 2.5768 1.2399 0.0158 2.3471 0.0196 0.0189 0.1 0.1 86 860 0.0057 0.0197 2.5965 1.2558 0.0158 2.3667 0.0196 0.0190 0.1 0.1 87 870 0.0057 0.0197 2.6161 1.2716 0.0159 2.3862 0.0196 0.0190 0.1 0.1 88 880 0.0057 0.0197 2.6358 1.2876 0.0159 2.4058 0.0196 0.0190 0.1 0.1 89 890 0.0050 0.0173 2.6531 1.3015 0.0140 2.4229 0.0172 0.0166 0.1 0.1 90 900 0.0050 0.0173 2.6703 1.3155 0.0140 2.4401 0.0172 0.0166 0.1 0.1 91 910 0.0050 0.0173 2.6876 1.3296 0.0140 2.4573 0.0172 0.0167 0.1 0.1 92 920 0.0050 0.0173 2.7048 1.3437 0.0141 2.4744 0.0172 0.0167 0.1 0.1 93 930 0.0050 0.0173 2.7221 1.3577 0.0141 2.4916 0.0172 0.0167 0.1 0.1 94 940 0.0050 0.0173 2.7393 1.3719 0.0141 2.5088 0.0172 0.0167 0.1 0.1 95 950 0.0050 0.0173 2.7566 1.3860 0.0141 2.5259 0.0172 0.0167 0.1 0.1 96 960 0.0050 0.0173 2.7738 1.4002 0.0142 2.5431 0.0172 0.0167 0.1 0.1 97 970 0.0050 0.0173 2.7911 1.4144 0.0142 2.5602 0.0172 0.0167 0.1 0.1 98 980 0.0050 0.0173 2.8083 1.4286 0.0142 2.5774 0.0172 0.0167 0.1 0.1 99 990 0.0050 0.0173 2.8256 1.4428 0.0142 2.5946 0.0172 0.0167 0.1 0.1 100 1000 0.0050 0.0173 2.8428 1.4571 0.0143 2.6118 0.0172 0.0167 0.1 0.1 101 1010 0.0040 0.0138 2.8566 1.4686 0.0114 2.6255 0.0137 0.0134 0.1 0.1 102 1020 0.0040 0.0138 2.8704 1.4800 0.0114 2.6392 0.0137 0.0134 0.1 0.1 103 1030 0.0040 0.0138 2.8842 1.4915 0.0115 2.6530 0.0137 0.0134 0.1 0.1 104 1040 0.0040 0.0138 2.8980 1.5029 0.0115 2.6667 0.0137 0.0134 0.1 0.1 105 1050 0.0040 0.0138 2.9118 1.5144 0.0115 2.6804 0.0137 0.0134 0.1 0.1 106 1060 0.0040 0.0138 2.9256 1.5259 0.0115 2.6942 0.0137 0.0134 0.1 0.1 107 1070 0.0040 0.0138 2.9394 1.5375 0.0115 2.7079 0.0137 0.0134 0.1 0.1 108 1080 0.0040 0.0138 2.9532 1.5490 0.0115 2.7217 0.0137 0.0134 0.1 0.1 109 1090 0.0040 0.0138 2.9670 1.5606 0.0116 2.7354 0.0137 0.0134 0.1 0.1 110 1100 0.0040 0.0138 2.9808 1.5721 0.0116 2.7491 0.0137 0.0134 0.1 0.1 111 1110 0.0040 0.0138 2.9946 1.5837 0.0116 2.7629 0.0137 0.0134 0.1 0.1 112 1120 0.0040 0.0138 3.0084 1.5953 0.0116 2.7766 0.0137 0.0134 0.1 0.1 113 1130 0.0040 0.0138 3.0222 1.6069 0.0116 2.7904 0.0137 0.0134 0.1 0.1 114 1140 0.0040 0.0138 3.0360 1.6185 0.0116 2.8041 0.0137 0.0134 0.1 0.1 115 1150 0.0040 0.0138 3.0498 1.6302 0.0116 2.8179 0.0137 0.0134 0.1 0.1 116 1160 0.0040 0.0138 3.0636 1.6418 0.0116 2.8316 0.0137 0.0134 0.1 0.1 117 1170 0.0040 0.0138 3.0774 1.6535 0.0117 2.8454 0.0137 0.0134 0.1 0.1 118 1180 0.0040 0.0138 3.0912 1.6651 0.0117 2.8591 0.0137 0.0134 0.1 0.1 119 1190 0.0040 0.0138 3.1050 1.6768 0.0117 2.8728 0.0137 0.0134 0.1 0.1 120 1200 0.0040 0.0138 3.1188 1.6885 0.0117 2.8866 0.0137 0.0134 0.1 0.1 121 1210 0.0040 0.0138 3.1326 1.7002 0.0117 2.9003 0.0137 0.0134 0.1 0.1 122 1220 0.0040 0.0138 3.1464 1.7120 0.0117 2.9141 0.0137 0.0134 0.1 0.1 123 1230 0.0040 0.0138 3.1602 1.7237 0.0117 2.9278 0.0137 0.0134 0.1 0.1 124 1240 0.0040 0.0138 3.1740 1.7355 0.0118 2.9416 0.0137 0.0134 0.1 0.1 125 1250 0.0040 0.0138 3.1878 1.7472 0.0118 2.9553 0.0137 0.0134 0.1 0.1 126 1260 0.0040 0.0138 3.2016 1.7590 0.0118 2.9691 0.0137 0.0134 0.1 0.1 127 1270 0.0040 0.0138 3.2154 1.7708 0.0118 2.9828 0.0137 0.0134 0.1 0.1 128 1280 0.0040 0.0138 3.2292 1.7826 0.0118 2.9966 0.0137 0.0134 0.1 0.1 129 1290 0.0040 0.0138 3.2430 1.7944 0.0118 3.0103 0.0138 0.0134 0.1 0.1 130 1300 0.0040 0.0138 3.2568 1.8062 0.0118 3.0241 0.0138 0.0134 0.1 0.1 131 1310 0.0040 0.0138 3.2706 1.8180 0.0118 3.0378 0.0138 0.0134 0.1 0.1 132 1320 0.0040 0.0138 3.2844 1.8299 0.0118 3.0516 0.0138 0.0134 0.1 0.1 133 1330 0.0040 0.0138 3.2982 1.8417 0.0119 3.0653 0.0138 0.0134 0.1 0.1 134 1340 0.0040 0.0138 3.3120 1.8536 0.0119 3.0791 0.0138 0.0134 0.1 0.1 135 1350 0.0040 0.0138 3.3258 1.8655 0.0119 3.0928 0.0138 0.0134 0.1 0.1 136 1360 0.0040 0.0138 3.3396 1.8774 0.0119 3.1066 0.0138 0.0134 0.1 0.1 137 1370 0.0040 0.0138 3.3534 1.8893 0.0119 3.1203 0.0138 0.0135 0.1 0.1 138 1380 0.0040 0.0138 3.3672 1.9012 0.0119 3.1341 0.0138 0.0135 0.1 0.1 139 1390 0.0040 0.0138 3.3810 1.9131 0.0119 3.1479 0.0138 0.0135 0.1 0.1 140 1400 0.0040 0.0138 3.3948 1.9251 0.0119 3.1616 0.0138 0.0135 0.1 0.1 141 1410 0.0040 0.0138 3.4086 1.9370 0.0119 3.1754 0.0138 0.0135 0.1 0.1 142 1420 0.0040 0.0138 3.4224 1.9490 0.0120 3.1891 0.0138 0.0135 0.1 0.1 143 1430 0.0040 0.0138 3.4362 1.9609 0.0120 3.2029 0.0138 0.0135 0.1 0.1 144 1440 0.0040 0.0138 3.4500 1.9729 0.0120 3.2166 0.0138 0.0135 0.1 0.1 Total 1.0000 3.4500 Hydrograph Volume 9368 (Cubic Feet) File:Post-10yr.xls 12/24/2003 CESINW,Inc. Page 3 CE S tSSJ j n T Project: Clarke Offices L V v v Project Number: 1887 SANTA BARBARA URBAN HYDROGRAPH Date: December 24, 2003 SCS TYPE 1A 24-HOUR DISTRIBUTION Basin: Site Event: 25 Year Post Given: Area= 0.86 acres Pt = 3.9 inches dt = 10 min. Tc = 10 min. w = 0.3333 routing constant Pervious Area Impervious Area HYDROGRAPH RESULTS Area= 0.14 acres Area = 0.72 acres Peak Runoff: 0.74 cfs CN = 85 CN = 98 Total Vol.: 10736 cf S = 1.76 S = 0.20 0.2S= 0.35 0.2S = 0.04 Peak Runoff Hydrograph 0.8 ._._I I -� ■ ■■■■■■■■■■■ 0.7 N■■■■■■ ■■■■■■■■■■■■■■■■■■■■■■■■■■■ .. - ■■. U� ■ ■■ ■■ ■ 0.6 HILTI 0.5 — ' n■■■ ■■■i li I ■■■■■ ■■■■■■■■■■ ■ ■■ u. INIIMEMMEHIEMIIIMMIMUMMUMMIIIIMMUNI IIHhiIIjiiLiHUflEjjEflIfllflflhI.. 0.3 ■■■■■■■7 ■■■::■■® ■ ■■=■ 0.2 — ION Minl 11111NEFINIIIIP11111 0.1 ■■■■�i/ A IBM NM■■■■■■■■■■■�..� ■■V■■���Eill•R ■ 111111 0.0 0 200 400 600 800 1000 1200 1400 1600 Time in Minutes File:Post-25yr.xls 12/24/2003 CESINW,Inc. Page 1 • Pervious Area Impervious Area (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 1 10 0.0040 0.0156 0.0156 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 2 20 0.0040 0.0156 0.0312 0.0000 0.0000 0.0000 0.0000 0.0000 0.0 0.0 3 30 0.0040 0.0156 0.0468 0.0000 0.0000 0.0002 0.0002 0.0001 0.0 0.0 4 40 0.0040 0.0156 0.0624 0.0000 0.0000 0.0021 0.0019 0.0016 0.0 0.0 5 50 0.0040 0.0156 0.0780 0.0000 0.0000 0.0057 0.0037 0.0031 0.0 0.0 6 60 0.0040 0.0156 0.0936 0.0000 0.0000 0.0108 0.0051 0.0043 0.0 0.0 7 70 0.0040 0.0156 0.1092 0.0000 0.0000 0.0172 0.0063 0.0053 0.0 0.0 8 80 0.0040 0.0156 0.1248 0.0000 0.0000 0.0245 0.0073 0.0061 0.0 0.0 9 90 0.0040 0.0156 0.1404 0.0000 0.0000 0.0327 0.0082 0.0068 0.0 0.0 10 100 0.0040 0.0156 0.1560 0.0000 0.0000 0.0416 0.0089 0.0074 0.0 0.0 11 110 0.0050 0.0195 0.1755 0.0000 0.0000 0.0535 0.0120 0.0100 0.1 0.0 12 120 0.0050 0.0195 0.1950 0.0000 0.0000 0.0664 0.0128 0.0107 0.1 0.1 13 130 0.0050 0.0195 0.2145 0.0000 0.0000 0.0799 0.0135 0.0113 0.1 0.1 14 140 0.0050 0.0195 0.2340 0.0000 0.0000 0.0939 0.0141 0.0118 0.1 0.1 15 150 0.0050 0.0195 0.2535 0.0000 0.0000 0.1085 0.0146 0.0122 0.1 0.1 16 160 0.0050 0.0195 0.2730 0.0000 0.0000 0.1236 0.0150 0.0126 0.1 0.1 17 170 0.0060 0.0234 0.2964 0.0000 0.0000 0.1421 0.0185 0.0155 0.1 0.1 18 180 0.0060 0.0234 0.3198 0.0000 0.0000 0.1611 0.0190 0.0159 0.1 0.1 19 190 0.0060 0.0234 0.3432 0.0000 0.0000 0.1805 0.0194 0.0163 0.1 0.1 20 200 0.0060 0.0234 0.3666 0.0001 0.0001 0.2003 0.0198 0.0166 0.1 0.1 21 210 0.0060 0.0234 0.3900 0.0008 0.0007 0.2204 0.0201 0.0169 0.1 0.1 22 220 0.0060 0.0234 0.4134 0.0020 0.0012 0.2407 0.0203 0.0172 0.1 0.1 23 230 0.0070 0.0273 0.4407 0.0042 0.0022 0.2648 0.0240 0.0205 0.1 0.1 24 240 0.0070 0.0273 0.4680 0.0070 0.0029 0.2891 0.0243 0.0208 0.1 0.1 25 250 0.0070 0.0273 0.4953 0.0106 0.0036 0.3136 0.0246 0.0211 0.1 0.1 26 260 0.0070 0.0273 0.5226 0.0149 0.0043 0.3384 0.0248 0.0214 0.1 0.1 27 270 0.0070 0.0273 0.5499 0.0198 0.0049 0.3634 0.0250 0.0217 0.1 0.1 28 280 0.0070 0.0273 0.5772 0.0253 0.0055 0.3885 0.0251 0.0220 0.1 0.1 29 290 0.0082 0.0320 0.6092 0.0325 0.0072 0.4182 0.0297 0.0260 0.1 0.1 30 300 0.0082 0.0320 0.6412 0.0405 0.0080 0.4480 0.0298 0.0263 0.1 0.1 31 310 0.0082 0.0320 0.6731 0.0492 0.0087 0.4780 0.0300 0.0265 0.1 0.1 32 320 0.0082 0.0320 0.7051 0.0586 0.0094 0.5082 0.0301 0.0268 0.1 0.1 33 330 0.0082 0.0320 0.7371 0.0687 0.0101 0.5385 0.0303 0.0270 0.1 0.1 34 340 0.0082 0.0320 0.7691 0.0794 0.0107 0.5689 0.0304 0.0272 0.1 0.1 35 350 0.0095 0.0371 0.8061 0.0926 0.0132 0.6042 0.0353 0.0317 0.2 0.1 36 360 0.0095 0.0371 0.8432 0.1066 0.0140 0.6397 0.0355 0.0320 0.2 0.2 37 370 0.0095 0.0371 0.8802 0.1213 0.0147 0.6752 0.0356 0.0322 0.2 0.2 38 380 0.0095 0.0371 0.9173 0.1367 0.0154 0.7109 0.0357 0.0324 0.2 0.2 39 390 0.0095 0.0371 0.9543 0.1529 0.0161 0.7467 0.0358 0.0326 0.2 0.2 40 400 0.0095 0.0371 0.9914 0.1696 0.0168 0.7826 0.0359 0.0327 0.2 0.2 41 410 0.0134 0.0523 1.0436 0.1943 0.0247 0.8333 0.0507 0.0465 0.2 0.2 42 420 0.0134 0.0523 1.0959 0.2201 0.0258 0.8841 0.0508 0.0468 0.2 0.2 43 430 0.0134 0.0523 1.1482 0.2470 0.0269 0.9350 0.0509 0.0470 0.2 0.2 44 440 0.0180 0.0702 1.2184 0.2848 0.0377 1.0036 0.0686 0.0636 0.3 0.3 45 450 0.0180 0.0702 1.2886 0.3242 0.0394 1.0723 0.0687 0.0640 0.3 0.3 46 460 0.0340 0.1326 1.4212 0.4028 0.0786 1.2025 0.1302 0.1218 0.6 0.4 47 470 0.0540 0.2106 1.6318 0.5373 0.1345 1.4101 0.2075 0.1956 1.0 0.7 48 480 0.0270 0.1053 1.7371 0.6084 0.0711 1.5141 0.1040 0.0987 0.5 0.7 49 490 0.0180 0.0702 1.8073 0.6570 0.0486 1.5835 0.0694 0.0660 0.3 0.5 50 500 0.0134 0.0523 1.8595 0.6938 0.0368 1.6352 0.0517 0.0493 0.3 0.4 51 510 0.0134 0.0523 1.9118 0.7311 0.0373 1.6870 0.0517 0.0494 0.3 0.3 52 520 0.0134 0.0523 1.9640 0.7689 0.0378 1.7387 0.0518 0.0495 0.3 0.3 53 530 0.0088 0.0343 1.9984 0.7939 0.0250 1.7727 0.0340 0.0325 0.2 0.2 54 540 0.0088 0.0343 2.0327 0.8192 0.0252 1.8067 0.0340 0.0326 0.2 0.2 55 550 0.0088 0.0343 2.0670 0.8446 0.0254 1.8408 0.0340 0.0326 0.2 0.2 56 560 0.0088 0.0343 2.1013 0.8701 0.0256 1.8748 0.0340 0.0327 0.2 0.2 57 570 0.0088 0.0343 2.1356 0.8959 0.0257 1.9089 0.0340 0.0327 0.2 0.2 58 580 0.0088 0.0343 2.1700 0.9218 0.0259 1.9429 0.0341 0.0327 0.2 0.2 59 590 0.0088 0.0343 2.2043 0.9478 0.0261 1.9770 0.0341 0.0328 0.2 0.2 60 600 0.0088 0.0343 2.2386 0.9741 0.0262 2.0110 0.0341 0.0328 0.2 0.2 61 610 0.0088 0.0343 2.2729 1.0004 0.0264 2.0451 0.0341 0.0328 0.2 0.2 62 620 0.0088 0.0343 2.3072 1.0270 0.0265 2.0792 0.0341 0.0329 0.2 0.2 63 630 0.0088 0.0343 2.3416 1.0536 0.0267 2.1133 0.0341 0.0329 0.2 0.2 64 640 0.0088 0.0343 2.3759 1.0804 0.0268 2.1474 0.0341 0.0329 0.2 0.2 65 650 0.0072 0.0281 2.4040 1.1025 0.0220 2.1753 0.0279 0.0269 0.1 0.2 66 660 0.0072 0.0281 2.4320 1.1246 0.0221 2.2032 0.0279 0.0270 0.1 0.1 67 670 0.0072 0.0281 2.4601 1.1468 0.0222 2.2311 0.0279 0.0270 0.1 0.1 68 680 0.0072 0.0281 2.4882 1.1691 0.0223 2.2590 0.0279 0.0270 0.1 0.1 69 690 0.0072 0.0281 2.5163 1.1914 0.0224 2.2869 0.0279 0.0270 0.1 0.1 70 700 0.0072 0.0281 2.5444 1.2139 0.0225 2.3148 0.0279 0.0270 0.1 0.1 71 710 0.0072 0.0281 2.5724 1.2364 0.0225 2.3428 0.0279 0.0270 0.1 0.1 File:Post-25yr.xls 12/24/2003 CESINW,Inc. Page 2 J i (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant Design Incre- Distri- mental lated lated mental lated mental Runoff Hydro- Hydro- ment bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph (Min) (%of Pt) (in) (in) (in) (in) (in) (in) (in) (cfs) (cfs) 72 720 0.0072 0.0281 2.6005 1.2590 0.0226 2.3707 0.0279 0.0271 0.1 0.1 73 730 0.0072 0.0281 2.6286 1.2817 0.0227 2.3986 0.0279 0.0271 0.1 0.1 74 740 0.0072 0.0281 2.6567 1.3045 0.0228 2.4266 0.0279 0.0271 0.1 0.1 75 750 0.0072 0.0281 2.6848 1.3273 0.0228 2.4545 0.0279 0.0271 0.1 0.1 76 760 0.0072 0.0281 2.7128 1.3502 0.0229 2.4824 0.0279 0.0271 0.1 0.1 77 770 0.0057 0.0222 2.7351 1.3684 0.0182 2.5045 0.0221 0.0215 0.1 0.1 78 780 0.0057 0.0222 2.7573 1.3866 0.0182 2.5267 0.0221 0.0215 0.1 0.1 79 790 0.0057 0.0222 2.7795 1.4049 0.0183 2.5488 0.0221 0.0215 0.1 0.1 80 800 0.0057 0.0222 2.8018 1.4232 0.0183 2.5709 0.0221 0.0215 0.1 0.1 81 810 0.0057 0.0222 2.8240 1.4416 0.0184 2.5930 0.0221 0.0215 0.1 0.1 82 820 0.0057 0.0222 2.8462 1.4599 0.0184 2.6152 0.0221 0.0215 0.1 0.1 83 830 0.0057 0.0222 2.8685 1.4784 0.0184 2.6373 0.0221 0.0215 0.1 0.1 84 840 0.0057 0.0222 2.8907 1.4969 0.0185 2.6594 0.0221 0.0215 0.1 0.1 85 850 0.0057 0.0222 2.9129 1.5154 0.0185 2.6816 0.0221 0.0215 0.1 0.1 86 860 0.0057 0.0222 2.9351 1.5339 0.0185 2.7037 0.0221 0.0215 0.1 0.1 87 870 0.0057 0.0222 2.9574 1.5525 0.0186 2.7258 0.0221 0.0216 0.1 0.1 88 880 0.0057 0.0222 2.9796 1.5711 0.0186 2.7480 0.0221 0.0216 0.1 0.1 89 890 0.0050 0.0195 2.9991 1.5875 0.0164 2.7674 0.0194 0.0189 0.1 0.1 90 900 0.0050 0.0195 3.0186 1.6039 0.0164 2.7868 0.0194 0.0189 0.1 0.1 91 910 0.0050 0.0195 3.0381 1.6203 0.0164 2.8062 0.0194 0.0189 0.1 0.1 92 920 0.0050 0.0195 3.0576 1.6367 0.0164 2.8256 0.0194 0.0189 0.1 0.1 93 930 0.0050 0.0195 3.0771 1.6532 0.0165 2.8451 0.0194 0.0189 0.1 0.1 94 940 0.0050 0.0195 3.0966 1.6697 0.0165 2.8645 0.0194 0.0189 0.1 0.1 95 950 0.0050 0.0195 3.1161 1.6862 0.0165 2.8839 0.0194 0.0190 0.1 0.1 96 960 0.0050 0.0195 3.1356 1.7028 0.0166 2.9033 0.0194 0.0190 0.1 0.1 97 970 0.0050 0.0195 3.1551 1.7194 0.0166 2.9228 0.0194 0.0190 0.1 0.1 98 980 0.0050 0.0195 3.1746 1.7360 0.0166 2.9422 0.0194 0.0190 0.1 0.1 99 990 0.0050 0.0195 3.1941 1.7526 0.0166 2.9616 0.0194 0.0190 0.1 0.1 100 1000 0.0050 0.0195 3.2136 1.7692 0.0166 2.9810 0.0194 0.0190 0.1 0.1 101 1010 0.0040 0.0156 3.2292 1.7826 0.0133 2.9966 0.0155 0.0152 0.1 0.1 102 1020 0.0040 0.0156 3.2448 1.7959 0.0134 3.0121 0.0155 0.0152 0.1 0.1 103 1030 0.0040 0.0156 3.2604 1.8093 0.0134 3.0277 0.0155 0.0152 0.1 0.1 104 1040 0.0040 0.0156 3.2760 1.8227 0.0134 3.0432 0.0155 0.0152 0.1 0.1 105 1050 0.0040 0.0156 3.2916 1.8361 0.0134 3.0588 0.0155 0.0152 0.1 0.1 106 1060 0.0040 0.0156 3.3072 1.8495 0.0134 3.0743 0.0155 0.0152 0.1 0.1 107 1070 0.0040 0.0156 3.3228 1.8629 0.0134 3.0898 0.0155 0.0152 0.1 0.1 108 1080 0.0040 0.0156 3.3384 1.8763 0.0134 3.1054 0.0155 0.0152 0.1 0.1 109 1090 0.0040 0.0156 3.3540 1.8898 0.0135 3.1209 0.0155 0.0152 0.1 0.1 110 1100 0.0040 0.0156 3.3696 1.9033 0.0135 3.1365 0.0155 0.0152 0.1 0.1 111 1110 0.0040 0.0156 3.3852 1.9168 0.0135 3.1520 0.0155 0.0152 0.1 0.1 112 1120 0.0040 0.0156 3.4008 1.9302 0.0135 3.1676 0.0155 0.0152 0.1 0.1 113 1130 0.0040 0.0156 3.4164 1.9438 0.0135 3.1831 0.0155 0.0152 0.1 0.1 114 1140 0.0040 0.0156 3.4320 1.9573 0.0135 3.1987 0.0155 0.0152 0.1 0.1 115 1150 0.0040 0.0156 3.4476 1.9708 0.0135 3.2142 0.0155 0.0152 0.1 0.1 116 1160 0.0040 0.0156 3.4632 1.9844 0.0135 3.2298 0.0156 0.0152 0.1 0.1 117 1170 0.0040 0.0156 3.4788 1.9979 0.0136 3.2453 0.0156 0.0152 0.1 0.1 118 1180 0.0040 0.0156 3.4944 2.0115 0.0136 3.2609 0.0156 0.0152 0.1 0.1 119 1190 0.0040 0.0156 3.5100 2.0251 0.0136 3.2764 0.0156 0.0152 0.1 0.1 120 1200 0.0040 0.0156 3.5256 2.0387 0.0136 3.2920 0.0156 0.0152 0.1 0.1 121 1210 0.0040 0.0156 3.5412 2.0523 0.0136 3.3075 0.0156 0.0152 0.1 0.1 122 1220 0.0040 0.0156 3.5568 2.0659 0.0136 3.3231 0.0156 0,0152 0.1 0.1 123 1230 0.0040 0.0156 3.5724 2.0796 0.0136 3.3387 0.0156 0.0152 0.1 0.1 124 1240 0.0040 0.0156 3.5880 2.0932 0.0137 3.3542 0.0156 0.0152 0.1 0.1 125 1250 0.0040 0.0156 3.6036 2.1069 0.0137 3.3698 0.0156 0.0152 0.1 0.1 126 1260 0.0040 0.0156 3.6192 2.1206 0.0137 3.3853 0.0156 0.0152 0.1 0.1 127 1270 0.0040 0.0156 3.6348 2.1342 0.0137 3.4009 0.0156 0.0153 0.1 0.1 128 1280 0.0040 0.0156 3.6504 2.1479 0.0137 3.4164 0.0156 0.0153 0.1 0.1 129 1290 0.0040 0.0156 3.6660 2.1617 0.0137 3.4320 0.0156 0.0153 0.1 0.1 130 1300 0.0040 0.0156 3.6816 2.1754 0.0137 3.4475 0.0156 0.0153 0.1 0.1 131 1310 0.0040 0.0156 3.6972 2.1891 0.0137 3.4631 0.0156 0.0153 0.1 0.1 132 1320 0.0040 0.0156 3.7128 2.2029 0.0137 3.4786 0.0156 0.0153 0.1 0.1 133 1330 0.0040 0.0156 3.7284 2.2166 0.0138 3.4942 0.0156 0.0153 0.1 0.1 134 1340 0.0040 0.0156 3.7440 2.2304 0.0138 3.5098 0.0156 0.0153 0.1 0.1 135 1350 0.0040 0.0156 3.7596 2.2442 0.0138 3.5253 0.0156 0.0153 0.1 0.1 136 1360 0.0040 0.0156 3.7752 2.2579 0.0138 3.5409 0.0156 0.0153 0.1 0.1 137 1370 0.0040 0.0156 3.7908 2.2717 0.0138 3.5564 0.0156 0.0153 0.1 0.1 138 1380 0.0040 0.0156 3.8064 2.2856 0.0138 3.5720 0.0156 0.0153 0.1 0.1 139 1390 0.0040 0.0156 3.8220 2.2994 0.0138 3.5876 0.0156 0.0153 0.1 0.1 140 1400 0.0040 0.0156 3.8376 2.3132 0.0138 3.6031 0.0156 0.0153 0.1 0.1 141 1410 0.0040 0.0156 3.8532 2.3270 0.0138 3.6187 0.0156 0.0153 0.1 0.1 142 1420 0.0040 0.0156 3.8688 2.3409 0.0139 3.6342 0.0156 0.0153 0.1 0.1 143 1430 0.0040 0.0156 3.8844 2.3548 0.0139 3.6498 0.0156 0.0153 0.1 0.1 144 1440 0.0040 0.0156 3.9000 2.3686 0.0139 3.6654 0.0156 0.0153 0.1 0.1 Total 1.0000 3.9000 Hydrograph Volume 10736 (Cubic Feet) File:Post-25yr.xls 12/24/2003 CESINW,Inc. 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Fl ,,,----- / li • : •...• :A• ,2.4 11 1 ..: I • �=• \�\\sue.\���`^Y�z ��' 1 I I i' all i ? r ? 4110, �� D LiO 6$ Ar.a444 4 a'i ! If T 4 ' m F � o r 114111&11i',;. i it 1 fl II 4 B E D rgi0 'OA O Ypmr Z F a �tNq ; 0 mv ° y r ��g i `o, 1 ; pi ri , i li Rf ii g .,�, .,m2 rg F 5 �aPEII � sF4 x� ; ids m '�:" ` 9 t r cn a 0 : 10 Y N Pw 0 x 'c W • r: r e P h R { S P . . 9 f i r BEVELAND OFFICE PARK — _-- ! . b ..` ;� TIG41 .OREGON ' `i;�i' -_ -- - ---- u _. E8 O'f7'LV & ASSOCIATE.SS:nc.T. �enow�T • , ��fri •--.. __. ._ OREGON —1-- r� ._•.—.;i _1:a PRELIMINARY LANDSCAPE PLAN -- CITY OF TIOARI) ('WWI unity(Development i Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 5/25/2004 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00016 Type II Land Use Application FILE TITLE: CLARKE OFFICES APPLICANT/ Diversified Construction of Oregon, Inc. OWNER: Patrick Gilroy OWNER: Attn: Tom Clarke 11412 SW Oak Creek Dr. 12448 SW Orchard Hill Road Portland, OR 97219 Lake Oswego, OR 97035 APPLICANT'S CES/NW REP.: Attn: Kirsten Van Loo 15573 SW Bangy Road, Suite 300 Lake Oswego, OR 97035 REQUEST: The applicant is requesting Site Development Review approval to demolish two (2) existing single-family homes, and construct two (2), 8,000 square foot mixed-use offices in the Tigard Triangle. The combined size of the two properties is 38,158 square feet. LOCATION: 7305 and 7355 SW Beveland Street; WCTM 2S101AB, Tax Lots 1604 and 1606. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99);q 1'lighway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, CRITERIA: 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: FEBRUARY 11, 2004 DATE COMMENTS ARE DUE: FEBRUARY 25, 2004 I HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM I 1 PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM Li CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION (TENTATIVE) DATE OF DECISION: MARCH 5, 2004 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP fl SITE ELEVATIONS ® IMPACT STUDY ® SITE PLAN ® GRADING PLAN ® TRAFFIC IMPACT STUDY Z NARRATIVE n TREE PLAN Z OTHER: MISCELLANEOUS STAFF CONTACT: Brad Kilby, Associate Planner (503) 639-4171, Ext. 2434 December 8, 2003 1„y„gogi■ S Diversified Construction of Oregon, Inc. CITY OF TIGARD Attn: Tom Clarke 12448 SW Orchard Hill Road OREGON Lake Oswego, OR 97035 Re: SDR2003-00016 Clarke Offices on SW Beveland Street Dear Mr. Clarke: The City of Tigard received your application submittal for Site Development Review on November 20, 2003. The development site is located at 7305 and 7355 SW Beveland Street and is described as WCTM 2S101AB, tax lots 1604 and 1606. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: 1. While I understand that you will be removing all of the trees on the site; however, the Tigard Development Code requires that a tree plan from a certified arborist to calculate mitigation, speak to the proposed mitigation, and to protect trees that are to remain or may be affected by construction on adjacent properties. The plan must be completed by a certified arborist and meet the standards set forth in TDC, Chapter 18.790. 2. Visual clearance triangles should be shown on the plans. 3. A construction cost estimate to determine the correct fee structure. 4. A revised public facilities plan showing existing or proposed fire hydrants, proposed meter size and location, and existing and/or proposed water line sizes. Contact Kim McMillan for issues addressed under items 3 and 4. Her phone number is 503-639-4171 ext. 2642. 5. You should determine and propose a water quality/quantity system, and provide preliminary sizing calculations to support the proposed systems. For the purposes of completeness review, please submit only 3 copies of the revised materials. If the submitted materials are adequate, I will contact you promptly and ask you to submit the remaining number of copies needed. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, _1(-72r_Ft/ Brad Kilby, AICP Associate Planner cc: Land Use Casefile No. SDR2003-00016 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 - • Project:� Ar�Ct � ' ����� LAND USE APPLIC 'ION Date: _2 03 • COMPLETENESS REVIEW [ I COMPLETE TO/INCOMPLETE STANDARD INFORMATION: V Deed/Title/Proof Of Ownership [lr� Neighborhood Mtg. Affidavits, Minutes, List Of Attendees V( Impact Study (18.390) [i USA Service Provider Letter 111 Construction Cost Estimate ❑ - # Sets Of Application Materials/Plans IPre-Application Conference Notes rve Envelopes With Postage (Verify Count) PROJECT STATISTICS: E1 Building Footprint Size [v-] % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site [ l7 Lot Square Footage PLANS DIMENSIONED: ❑ uilding Footprint ❑ Parking Space Dimensions(Include Accessible 8 Bike Parking) Truck Loading Space Where Applicable Building Height ❑ Access Approach And Aisle Visual Clearance Triangle Shown ADDITIONAL PLANS: --- - _ IA Vicinity Map Architectural Plan C Tree Inventory\ EExisting Conditions Plan Q' Landscape Plan Q' Site Plan ❑ Lighting sz5 b TREE PLAN/MITIGATION PLAN: 41 k'oe ,,)c-c' ❑ 1.1 FS L) 41RC3r& s-r CF'yne-1- l c ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ Li ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 1 8.330(Conditional Use) ❑ 18.620(regard Triangle Design Standards) ❑ 1 8.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.715(Sensitive lands Review) ❑ 18.350(Planned Development) ❑ 18.705( cess/Egress/&culabon) ❑ 18.180(Signs) ❑ 18.360(site Development Renew) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Yanances/Adiustn ants) ❑ I ❑ 18.190(iree Removil) ❑ 1 8.380(Zoning Map/Text Rmendnwnts) ❑ 1 8.720(Design Compatibility Standards) ❑ 18.195(Visual oeannce Areas) ❑ 18.385(Miscellaneous Permits) ❑ 1 8.725(Environmental Performance Standards) ❑ 18.791(Wate(Resources(wit)Overlay District) ❑ 18.390(Decision Making Procedur s/Ipact Study) ❑ 1 8.730(Exceptions To Development Standards) ❑ 18.798(Wireless Comswniabon facilites) ❑ 18.410(lot tine Adjustment) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) ❑ 1 8.420(land Partitions) ❑ 1 8.742(Home Occupation Pemeiu) LI 18.430(Subdivisions) E 1 8.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/NW Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 1 8.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 1 8.760(Nonconforming Situations) ADDITIONAL ITEMS: I:lcurpinlmasters\revised\land use application completeness review.dot REVISED: 17-Jan-01 " PUBLIC FACILITY PLAN Project: beveland Office Building COMPLETENESS CHECKLIST Date: 11/26/03 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? [1:1 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. NA ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ® Traffic Impact Report ❑ Street grades compliant? NA ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES Existing/proposed lines shown. • Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show sizes ❑ Existing/proposed fire hydrants shown? Show existing hydrant(s) ❑ Proposed meter location and size shown? Show meter sizes and which meters will be used L ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide calculations provided? ❑ Water quality/detention facility shown on plans? Call out Water Quality/Quantity system _ _ I Area 'or facility match requirements from calcs? i I7.'9 �e,���y shown outside any wetland buffer? r./a ❑ Storm stubs to adjacent parcels required/shown? i NA The submitta is hereby deemed ❑ COMPLETE ® INCOMPLETE By: i� Date: 11/26/03 REVISED: 11/26/03 January 26, 2004 mtk-Isfr Diversified Construction of Oregon, Inc. CITY OF TIGARD Attn: Tom Clarke OREGON 12448 SW Orchard Hill Road Lake Oswego, OR 97035 Re: SDR2003-00016 Clarke Offices on SW Beveland Street Dear Mr. Clarke: The City of Tigard received your application submittal for Site Development Review on November 20, 2003, and the additional requested items on January 14, 2004. The development site is located at 7305 and 7355 SW Beveland Street and is described as WCTM 2S101 AB, tax lots 1604 and 1606. This letter is to inform you that your application has been deemed complete, and is now scheduled for review. I will need 12 additional copies of all application materials, and your labels for the envelopes are only good for three months, so new labels will be required for your envelopes. Provided I get the items above taken care of by the end of this week, you can expect your decision on this matter in the first week of March. Please contact Patty Lunsford at (503) 639-4171 ext.2438 to arrange for new labels. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, 'Brad Kilby, AICP2 Associate Planner cc: Land Use Casefile No. SDR2003-00016 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 c= 5 l 01 AB Icy- /!c oL, PUBLIC FACILITY PLAN Project: beveland Office Building COMPLETENESS CHECKLIST Date: 11/26/03 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. NA ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ® Traffic Impact Report ❑ i Street grades compliant? NA ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES l Existing/proposed lines w/ sizes noted? Show sizes — ST1(1., A/CT W// `,0' Existing/proposed fire hydrants shown? Show existing hydrant(s) %12' Proposed meter location and size shown? Show meter sizes and which meters will be used ❑ ' Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? Preliminary sizing calcs for water quality/detention Provide calculations provided? Water quality/detention facility shown on plans? Call out Water Quality/Quantity system r! LArea for facility match requirements f-rm car- ? n/a ' : ; Fac:':ty shown outside any wetland .;_. --• : ':. _ C❑ I Storm stubs to adjacent parcels required/siiown7 j NA I The submittal is hereby deemed COMPLETE O 4 ® INCOMPLETE By: /I l �+ Date: 11/26/03 4< REVISED: 11/26/03 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES ��Innyan"REnt S(wpiug j1 BetlerCommunity (Pre-Application Meeting,Notes are Valid for Six (6) Months) NON-RESIDENTIAL FFEP.MG CAE (n�04 r03 F1 VSK 'SP, APPLICANT: low. Cknke 'O• Jers; C.064. t NC• AGENT: Phone: (Sbs) Qq3 -1ya Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: '13$5 ? 3aS S W EEJELNO TAX MAP(S)/LOT #(S): Q5t t At, 0(.ivO o 0 u . O'-1 NECESSARY APPLICATIONS: St PROPOSAL DESCRIPTION: PrpPo i. io OEmo>,.ts+-k TL\o E.x;sV,v 1on.Es 3 deOelo>p e #wo Qar‘cels -ruo oCc; ce (3uilbincrs COMPREHENSIVE PLAN MAP DESIGNATION: rY\lJ E ZONING MAP DESIGNATION: VW C CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Cs- ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. ' G Sao) MINIMUM LOT SIZE: d sq. ft. Average Min. lot width: SO ft. Max. building height: ys ft. Setbacks: Front D ft. Side Q ft. Rear O ft. Corner "°' ft. from street. MAXIMUM SITE COVERAGE: $S % Minimum landscaped or natural vegetation area: IS %. [� NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, 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 Applicalion/Planning Division Section [ ) NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. I IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. k I ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: Su . Minimum pavement width: 2y All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: I 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. r FLAG LOT: 10-FOOT SIDE YAR9ETBACK. I I SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Sgttion 18.730.010.8.) BUILDING HEIGHT EXCEPTIONS - Buildings ocated in a non-residential zone may be built to a height of 75 feet provided that: ✓ A maximum building floor area to site a a ratio (FAR) of 1.5 to 1 will exist; - All actual building setbacks will be at I ast half (1/2) of the building's height; and The structure will not abut a residen ) I zoned district. wr 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: (.0's- 10' feet along north boundary. /D'- 16 ' feet along east boundary. feet along south boundary. (0 14' feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: Pae_<:1 NG fltEAS 1 LANDSCAPING (Refer to Code Chapters 18.745,18.765 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. J., J 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. I I PARKING (Refer to Code Section 18.165.0401 1 REQUIRED parking for this type of use: '.r1 (1000 — S-Vei n)tJAi2fi) QWc.e 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. J LOADING AREA REQUIREMENTS (Refer ti Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading spa e. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference otes Page 3 of 8 NON Residential Application/Planning Division Section F7 BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. n SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LAN WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WIT IN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, O SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt/to preliminary identify sensitive lands areas at the Are- 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 I ds must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides reg tions for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOP ENT IS PROHIBITED WITHIN FLOODPLAINS. 1 1 STEEP SLOPES (Refer to Code Section 18.715.880.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the proval standards of the Tigard Community Development Code Section 18.775.080.C. The re rt shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ( E] CLEANWATER SERVICES(CWS)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 r — - — -- SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF-VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 0 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% 0 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 ravine6 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. Vegetated 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 horn 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 Appftcat■niPlanning 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. [I SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. 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; • 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 18.790.06011 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 Y 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. Y The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. ' CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. 1 I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS IRefer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unl s lot is created through the minor land partition process. Lots created as part of a partition must ave a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHAL NOT EXCEED 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) ___1, ' 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) _ 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) r.' 18.725(Environmental Performance Standards) _,18.798(Wireless Communication Facilities) __,_ 18.390(Decision Making Procedures/Impad Study) 18.730(Exceptions To Development Standards) ✓ 18.810(Street&Utility Improvement Standards) 1 8.410(Lot Line Adjustments) 18.740(Historic Overlay) __ 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) _17 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) �_ 18.520(Commercial Zoning Districts) t/ 18.755(Mixed Sohd 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: %3ie. Nixsouca +R■cF.s imp U)F.C1C.5 10 r e ce'UE opprodal once flPfll;cc4;or. �t C\epe mcn earv•0 e\-e 6-1 * .Reliplre 5 1.3C;cV.Lor'h006 MEErri>JG SE-1s4 F AC1.s 1117 i NQef•e-si 3E MUSS 1--eSS al` cr;l"er a — Pay ?ac\4 e.olae arirtAni-IO n cO Ig.3LD6 IR. (pa6 j and Ig.sa0 ROOK NRCR Ra}-+o C.cnno-' 2xCee (AO 40 oC' S4-e. E Re.c.bu i Rem (n �RnF_E PernOtt Pr'0 00.‘"‘ rfstn \ r�t- }i'e.0] PR @ 0 2is� S SERS∎C�e Pcb�,�ec` ke.'f\er \ ee oc• `-1e4. © tv-tR-%(92t) SaAAecA o c5esi u scanda,ds o (J10 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), 81/2" 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 7 of 8 NON-Residential Application&Plannin9 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 i- ecw. �JGS OFF't CE e— . 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: RR At �'LQ N) CITY Of TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staff's first oame)@ci.tigard.or.us b�Qaley TITLE 18(CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: WWW.ci.tigard.or.luS H:lpatty\masters\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 Application/Planning Division Section T ' � . ' | • • 'I! . i . ! | | . . • ` � | 1 • • • . � �m� ____ _ __ -_- • _'__: _____-___- '__' � ' -_-- __ _ ___ _____ ___-__ ____' ' • _ -_-___' - ___- _���� - _-_______ -- " _-__---' I��/r� ' --'---- _ � •--__-___- __ ___-- `` ± __ ii/ \ ---- --. __--_-____ _ -- �-~` _ . __ � ~-^__- - 1 ------------NNI `�� _-~ . I UMW ir- _____________ -,4„, =cm:a _Li_ "__J_ 1,1 LLJ.-,1_1_ 11_ � | ' -- , � / • • | `� I ^ / ! \ i | - ` -~ \ \ i ----- '-- 0" ' • .....0_,„.:-'""-- Illa ' ` • • ` ` � - ' - - -�� � �� -, _~_.�~-~-°~ ^'^ -.-- ` '�� '/�., � ^- --- _ -^`� ' ~r /� Trc; I -�� '- +~`~ ~ ''' '� � --=~ ` --_-___ __-_-_-__ -r ' ' - - ----' ' - -- -- -- i ''� - eJu� �� � I�l -- --'�- ����'l��� ' ` . ' �� > - `N���-��' 'I" --- - � ' -- - --__ __ _ _. /_ ~ , - �- ^ ---- --�----'----- -_ r-- ---- ---------- -_---'_--___-_ - ����' ~ -^ ` r- ~� _r= - - _ ' `^ - ' _ __ _ �r' ' • . _ � __ _____ -____ -'-_- ' ~/ �� -_--~_~____. _• �'/ . __�~ ����� �y� /' ���/��/� �� ^_-7 leff105 ` Are. N -� � wr PRE-APPLICATION CONFERENCE NOTES >rol ➢ ENGINEERING SECTION Q city Tigard,Oregon t Aik Sfiaping)1 Better Community PUBLIC FACILITIES Tax Mauls): 2S101AB Tax Lolls]: 1604 a 1606 Use Type: Office Buildings The extent of necessary public improvements and dedications which shall be required of the applica will be recommended by City staff and subject to approval by the appropriate authority. There will no final recommendation to the decision making authority on behalf of the City staff until all concern commenting agencies, City staff and the public have had an opportunity to review and comment the application. The following comments are a projection of public improvement related requiremen 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 to feet • SW to feet r� SW to feet SW to feet Street improvements: ® Partial street improvements will be necessary along SW Beveland, to include: [ I feet of pavement concrete curb storm sewers and other underground utilities [ I -foot concrete sidewalk street trees [ I street signs, traffic control devices, streetlights and a two-year streetlight fee. (>( Other: Remove existing driveways and construct the proposed driveway. CITY OF TIGARD Pre-Application Conference Notes Page 1 Engineering Oepartment Section ( ( street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I J street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: ❑ street improvements will be necessary along SW , to include: I feet of pavement I concrete curb storm sewers and other underground utilities ( -foot concrete sidewalk l street trees 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. ( I Other: [-J street improvements will be necessary along SW , to include: I feet of pavement I I concrete curb ( I storm sewers and other underground utilities I -foot concrete sidewalk ( I street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: I ) street improvements will be necessary along SW _ , to include: I I feet of pavement concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk I 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARO Pre-Application Conference Notes Page 2 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not curren practical, the improvements may be deferred. In such cases, a condition of development approv may be specified which requires the property owner(s) to provide a future improvement guarante The City Engineer will determine the form of this guarantee. The following street improvements m be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: I I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lin adjacent to a development to be placed underground or, at the election of the developer, fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lin are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Beveland. T proposed development must be connected to a public sanitary sewer. It is the develope responsibility to upsize the existing laterals to the sites, if necessary. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area this site. This service provider should be contacted for information regarding water supply for yo proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-701 provides fire protection services within the City of Tigard. The District should be contacted information regarding the adequacy of circulation systems, the need for fire hydrants, or oth questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is convey to an approved public drainage system. The applicant will be required to submit a proposed sto CITY OF TIGARD Pre-Application Conference Notes Page 3 Engineering Department Section drainage plan for the site, .d may be required to prepare a s, oasin drainage analysis to ensu that the proposed system will accommodate runoff from upstream properties when fully developed. There is an existing 18-inch storm line in SW Beveland. The applicant will need to provide on-s detention and should tie their on-site storm system into the existing basin in Beveland, near the we boundary of their project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by t Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphor contained in 100 percent of the storm water runoff generated from newly created impervious surface The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructi an on-site facility provided specific criteria are met. The City will use discretion in determining wheth or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of ne impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $21 Preliminary sizing calculations for any proposed water quality facility shall be submitted with t development application. It is anticipated that this project will require: E Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that C maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenan access roadways may be required if existing or proposed facilities are not otherwise read accessible. The applicant shall provide a traffic impact report, which assesses the impact of the development local intersections. The report shall also review the pm peak trip contribution to the intersections 72"d/Dartmouth and 68!"/Dartmouth. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traf Impact Fee program collects fees from new development based on the development's project impact upon the City's transportation system. The applicant shall be required to pay a fee based up the number of trips which are projected to result from the proposed development. The calculation the TIF is based on the proposed use of the land, the size of the project, and a general use based f category. The TIF shall be calculated at the time of building permit issuance. In limit circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupan permit. Deferral of the payment until occupancy is permissible only when the TIF is greater th $5,000.00. CITY OF TIGARD Pre-Application Conference Notes Page 4 Engineering Department Section Pay TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineeri Department. A PFI permit application is available at the Planning/Engineering counter in City Ha For more extensive work such as street widening improvements, main utility line extensions subdivision infrastructure, plans prepared by a registered professional engineer must be submitted review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. deposit is collected with the application, and the City will track its costs throughout the life of t permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cas where City costs exceeds the deposit amount. The Permittee will also be required to post performance bond, or other such suitable security. Where professional engineered plans a required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the desi engineer to perform the primary inspection of the public improvement construction work. The P 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 mo detailed explanation of these permits, please contact the Development Services Counter 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commerci industrial and multi-family projects. This permit will also be required for land partitions where grading and private utility work is required. This permit covers all on-site preparation, gradi and utility work. Home builders will also be required to obtain a SIT permit for grading work cases where the lot they are working on has slopes in excess of 20% and foundati excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issu after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers work necessary for building construction, including sub-trades (excludes grading, etc.). Th permit can not be issued in a subdivision until the public improvements are substantia complete and a mylar copy of the recorded plat has been returned by the applicant to the Ci For a land partition, the applicant must obtain an Engineering Permit, if required, and return 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 plumbi that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 Engineer log Department Section GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. T engineer will also be required to indicate which lots have natural slopes between 10% and 20%, well as lots that have natural slopes in excess of 20%. This information will be necessary determining if special grading inspections will be required when the lots develop. The design engine will also be required to shade all structural fill areas on the construction plans. In addition, ea homebuilder will be required to submit a specific site and floor plan for each lot. The site plan sh include topographical contours and indicate the elevations of the corners of the lot. The builder sh also indicate the proposed elevations at the four corners of the building. PREPARED BY: (P• L3 .O 3 ENGINEERING DEPARTMENT STAFF DATE Phone: [5031639-4111 Fax [5031624-0152 i:\engthnanr templales\preap notes-eng.dot Revised: March 21,2002 • CITY OF TIGARD Pre-Application Conference Notes Page 6 Engineering Department Section VA-T C.' 4_ko 7.3 W. 0ccKE PRE-APPLICATION ,, , 411 CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION _ FOR STAFF USE ONLY Applicant: T 0N` C lkit:CE— / n1(.)E>2cIPi rao c,AisTCo , Address: 1-2YCIbS_ ) GLC_i- ( i?/ ne: ' bS 21S-/ZZ(, Case No.: PFC.:-a ou3 60 o-f7 City: LAJfz Cx-,t,;akto U\C Zip: 7635 Receipt No.: ,Z 0 ' "1 / �! Application Accepted By: 0 . C«u� Contact Person: 1(vvi CVO_ Phone:S`)-5 7,s/i sISS Date: Co -i O - 0 3 Property Owner/Deed Holder(s): DATE OF PRE-APP.: 6 TIME OF PRE-APP.: C7 oc Address: 73S5 t 730c Se....) 6E/14WQ Phone: PRE-APP. HELD WITH: City:_''\(171-1/1-0 Zip: Rev.7/1/2002 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): ?�S 7Z c SL,..)3 EVE-Vvi0 REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted S/ B without the required submittal elements) Tax Map & Tax Lot#(s): 1!00(o !boy Zoning: (A.G D Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: Ri b�' �?v d 3 ViA-- 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 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 0 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 El, If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM i i'' 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. 5 7‘..- _ - 0 4 \ , . °IO' • ' 3 • 801 .100' 2 /.994 c.roo' 1 w.s 01' - 100' o 100' 100 st1 t 4• 7a M O S O 100' — O' 7a.4s' 1141'ao =2s Ifi05 loo. N. a4. 2e' iv W q Y .- hi _•,` 8!�0 oo! 160! 100 100 _ - a O t0 1s62 q.., 9 l_ r .4a f603 °�,• ~� 9 O ;r� 10 0 ,`f J p J J INITIAL POINT Ra • 4 MOST N'LY N !f n 0 S.E.COR.(„ 12 - r la 13 p Oil ��' /'/�i�( ./2Ac. 6E0 RICNAI o N•E. C IOC' A 3 w eRAM 133.6.0- c. . .... f . 1 I fE r bi • f !OS 1000. 100 = D•L.C- ae �'I o S84°il'E m4/ w9 100' N o � 1608 '600 110 rlo ' 100'84°zs e4- 100' ,\ la / Ac. x �Im - � . 110' e- ° os' E. -20 o R 19 .464c 1 / INITIAL O S 4/AC. POINT BEYEUND i 113 $ 17 4 7OS _ W d i. ae Pie S ti�F S a -•�M 2000 210 a� '7 110' z�vv • 1 40 •59Aa 11O' i 4-v a BEV 110 I10' " E�ANp as • ~ es.e 46' 0 W p 120' h 2 VACATED 200 15241 s 4 0 • 2702 2703 120' 27 120 R �■ A \ 04 2 705 `zts, T ./74c. 1 V a 26 p 27 A t-� •34.44-. 1 e _ s R=?t , 31 loa s'` • °Q , r 2S` $ A.2 • =' M ,��1� 2000-64731 s• W. B•'grefe////// //////�/�// 2706 30 083f1'i /%//////�g0Wev//////// ,%/,% •/9,4c Iss4•ss' /////�`// 2707 28.32 `' � S. 8.• 3 7'E. �� ///////:%/////////9�vo ' 44- 31 It. . '' fr,, /milli,N.' W 0 SF MAP \ — 5 o I'• - _ - I - .7 ..-1.../....' ...... !-, — _ _ , tit — „ , Et- .... J ...,,, .., H 1 jrWil.0 id I . 4:5 . c).° if 1 (--1 , -1 , .„ - ...., .._f .. - ..-..1' .9 P -.. _ ...--..f. I 5e19P. tZ12/11T:11 1 ...•.. • .. , e,,, 4 . ?„,c, , ■ ., . • Q .... .. • . 1 . 4 P 1 •_____, 1 i'.PLOCIC h I l:4 TJI A...F % 1.114't CI) . 12FA L I I 1 .... .-.. 411 1 0, itv ic-■ . a( 'El . c) 4 Q Clfst7PY er FLOOR' -..7 *q} ■ -- \ ■ \ ) e —1 -i- - _ _ , ki NOT TO ' P ..,,,.,,...,_ pe : Eh of GAL-E 111111 oar rxx 1 rnoul -L k _ _ i ■1 L34t7 i 3i5r-------L-- , .,frICHAVIZIC.VI/ALZ/i./.8C ArEA -.,.. CES diversified construction COMPANY OF OREGON, INC. June 24, 2003 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Sir or Madam: This proposal for tax lots 1606 & 1604 in the Tigard Triangle would change from residential to multi- use. The existing structures would be replaced with two new tenant improvement buildings. The two level buildings would potentially be occupied by office, eating and drinking establishment (fast food), and medical offices. The street facing lower level would feature storefront glass with convenience parking close by. The complex would incorporate similar architecture, landscaping design and materials. The buildings would be located on two adjacent lots, which would be combined into one. This combination would allow for the two buildings to share utilities as well as other site requirements Thank you for your time and consideration of this proposal. Sincerely, Tom Clarke "Building & Designing Fine Living & Work Space Since 1988" 12448 S.W. Orchard Hill Rd. • Lake Oswego, Oregon 97035 • Voice 503.293.1226 • Fax 503.293.1536 • CCB# 0103025 WO' ticr I 1 — --- 05 IL I' 1 TrAf:ft - I _ D LI , , , ..„ ,.. 4= 4= 1 1 e , 1 • I 1 19 1 1 43 co- , I I , 4 , 1 , , 1 nOCIVILA 1 _ 1 L J L nVCW/g J fern•er - - ..,____ - - -• 1 . 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L t a Town.E.L..y ewe AM i.MUS Si. ~�~ G...n fy Assssatr 11•0•a.112..'I...v••• sr. +.+... ...•e..:d.s.salmi •toiAklJ _ - .An10ze 4q•.r•i.w '.trE 001.,dSIgC lL%4 • O..•MA C00 WSf SwYOV.# i VY, 110 GVVJ iJ:LO fAA JUJJYO1M9I 1.111 Vt 111sA11L r_____ IMI i. l 1 I 1 ) . MERMQSO VV mil1 iii i ei- --=,--..;-e-- _. e...,-0- '', ,i'0070: .1. :e . i7- 7---.fa N SEVELAND antillihillirli Br S w F S i • N bWE!c . HERE , N n. GONZAGA l . ADDITIONAL DOCUMENTS CITY OF TIGARD April 22, 2005 OREGON Tom Clarke Sequoia Woods Development 12439 SW 22nd Ave. Lake Oswego, Oregon 97035 Dear Mr. Clarke: You have submitted a letter and plan sheets detailing two proposed changes to your land use permit(SDR2003-00016) for the Clarke Office Buildings. These changes include relocating two ADA parking spaces from the lower parking lot to the upper parking lot, and relocating the location of the air conditioning units for both buildings from the upper parking lot landscaped areas to the side of each building. I have reviewed your request against the applicable standards and have determined that the standards will still be met. Your request and this letter will be added to the file to document the approved changes. Sincerely, 0 F,--)..„.. ,...6..,_ Gary agenstecher 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 • Sequoia Woods Development 12439 SW 22nd Ave. Lake Oswego, Oregon 97035 Office 503-293-1226 Fax 503-293-1536 facsimile trn:smittal To: ( Fax: From: TOM CLARKE Date: `-1f2)l0� Re: F tc Pages: 5- C. G k20,/ ❑ urgent �Er r Review ❑ Please Comment ❑Please Reply ❑Please Recycle kt \ A-(4-U( I S'� 2C.U)I?to t kvi)c /-S w 01.�ct ci -fi C�L \AAA- w■1 A-01 QuFzsT1w S — OQ I F Avty vi4aYZ6_ 'Ii c : e-9 RECEIVED !APR CITY OF TIGARL PLANNIIMENGINEFP . . . .Thank you, Tom Clarke Land&Acquisitions,Site Development, Design Build—Since 1988 diversified construction COMPANY OF OREGON,INC. To: Gary Pagenstecher,City of Tigard RE: Permit#SIT2004-00014/Gilroy Building and Permit#SIT2004-00015/Clarke Building Date: 4/21/05 Gary, per our conversation at your office,I am requesting to move our handicap parking spots (2), one for each building. Each spot would relocate to the main entrance located in the upper parking area per the attached revised site plan. Also as we discussed, I am requesting that we move the air conditioning units(5 for each building)from the upper parking area to the buffer area next to the buildings on the west of the Clarke Building and to the east for the Gilroy Building as shown on the revised site plan. Please review and advise as soon as possible. Thank you for your consideration. Tom Clarke Sequoia Woods Development,President "Building & Designing Fine Living & Work Space Since 1988" 12439 S.W.22nd Ave. • Lake Oswego,Oregon 97035 • Voice 503.293.1226 • Fax 503.293.1536 • www.diversifiedconst.com • CCB#0103025 ii L1 I f L ' C C C C I ... ,._.. �__ '�� _ 228 ; LHBiSlN 2 C c - "`--� �RT M k c C C c __ GRATE = 221.05 C C 1 �/# -IUT 218.75 9 E_O = I 24.26 LF F�VC 3034 -_ ___ r !�/�����. 1+60.09 STORM CIEANOUT t1- O S = 36.19% ,a -4- ____.____ 1+6337, 5.81' RT) / I SEE DETAI . " I i Z r L iilk I l ���'� k'2- _ 1+1-5.24-ACCESS-MANHOLE I 0 I Ii � (4� ► W E• +" IN RB r �������% 1+48,7& 6.35 R 1 m ? Z 1�E 1 (7 , 5 4' P • 30 ,4 I `,, r ° N1zw Ic�cI 2 20 �,n z z I O +.OOX I oo W• D'AI N ? ro,� '�s� 9 rl O o rx ""` - r' is' EPH.14 RI ' 1�csi rr� Q P cal __ i 1 •f LF 4 P` • ►34� WALL DRAIN TO N �" ,� `� i • S = X MIEEPHOLE IN CURB w ' II gi • r-----,.._._ -__- - �...�;; � „ �� -. .1: = 2 3.4 '' 1.5t LF 4 PVC w h 1�w Ia 1-'R; __11 ! \ . 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CONTRACTOR T�1 ►1� ► �' � BACKFLOW PREVENTER , VERIFY LOCATION do INVER Ili, �� gc� i i'� . 1 0+71 59.50 LF ELEV BEFORE CONNECTION �!I ` /- IL ;1° 79 LF 10' PVC 3034 NOTIFY ENGINEER IF CON u '��� _ , -1 Ir- 4 PVC 3034 204 S - n 5fl$i �� S = 3.56% .t4, •111 i�. it IE = 210.7 j - dJ CONNECT TO EXTG. 1r i i — — r' I SAN LATERAL NEB lock,,, fb�2 -.�1 ) 711/Aisr ilir � CONTRA TOR TO • !I ' - l.�ulir-' C->!4S � -' IFY�ATION 'r �eTE2 0+00 ' BEVELAND '��,, _ .. ' r, at INVER�f ELEV — 1 rof BEFORE CONNECT'• r _ --..-.,__„,_EX,8" sA jIPP:'m'---,.s '�\ 1,* 3 m..__ _ IF CoNFUC RECEIVED _' 7305 SW 8 001-77"-DI ST°'�M 4,,, \ �1� �= . y _ _ i APR 21 1005 w X-=x •w - RELOCATED BY UTILITY I AARELO136± LF L' PVC 303 - METER O S = 2.00% y IE = 212.3 N RM s 4T£ -- _ Illtil VERTS R ���� 0 3 NOTIFY F'F 7�, w� CIS. S H1114"415 h SUBURBAN MANHOLE FRAME W/ BOLTED 3.67 20.96 LT 'Q� COVER UN._ESS OTHERWISE SPECIFIED ELBOW RESTRICTOR Al I cloc uYfIDAAIr RiM Fl FV = 711 FR I MAX nFsir.N iSFF DETAIL cc p y 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, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 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 is proposing a 30-foot-wide access off of SW Beveland Street. That access is indicated on the site plan as being 30 feet wide with 30 feet of pavement. Therefore, this standard is 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 landscape plan from George Often, a certified landscape architect. The landscape plan indicates that the applicant will be adding street trees along the frontage of the westernmost building as there are already street trees planted along SW Beveland in front of the Eastern Building by a previous street improvement. The plan indicates that Raywood Ash and Hedge Maple are the species of choice, and calls for the planting of two additional trees along the frontage in SW Beveland. The plan indicates that the trees are planted 30 feet on center and are two inches in caliper. This criterion is not satisfied. FINDING: As indicated previously, the Tigard Triangle Design Standards state that along local streets and collectors, trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. The applicants' plan calls for street trees to be planted 30 feet apart and only two inches in caliper. CONDITION: Prior to the issuance of building permits, the applicant shall provide city staff with a revised landscape plan that provides for street trees planted at a minimum 21/2-inch caliper at a maximum spacing of 28 feet. 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 subject property, and all surrounding properties are zoned MUE, but the properties to the west, north, and east of the site are developed as single-family homes. According to Table 18.745.1 of the Tigard Development Code, the proposed use must be buffered from the surrounding uses by 6-10 feet of landscaping. The applicant has proposed a six-foot buffer between the proposed use and the existing uses. The landscape plan provides for a combination of trees and shrubs. This standard is not satisfied. FINDING: The landscape buffer is proposed to be six feet in width; however, the applicant must provide a six-foot wall in addition to the trees and shrubs in order to meet the standard for a six-foot-wide buffer. NOTICE OF TYPE II DECISION SDR2003-00016/CLARKE OFFICES PAGE 13 OF 29 DIVERSIFIED CONSTRUCTION COMPANY 12439 SW 22nd Ave. • LAKE OSWEGO, OREGON 97035 • transmittal To: Gary Pagenstecher Fax: From: Tom Clarke Date: 9/23/04 Re: Beveland offices Pages: ❑ Urgent ❑For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Gary,attached is the revised landscape plan with changes in the notes as you requested. Please review and call with comments. THANK YOU,TOM CLARKE OFFICE#503-293-1226 FAX#503-293-1536 MOBILE#503-793-2621 E-MAIL diversifiedconstruction(a)hotmail.com web address www.diversifiedconstcom 1 • Sequoia Woods Development 12439 SW 22"d Ave. RECEIVED Lake Oswego, Oregon 97035 MAY 2 '7 2005 Office 503-293-1226 CITY OF TIGArsL, Fax 503-293-1536 BUILDING DIVISION Transmittal To: City of Tigard, Gary P. Fax: From: TOM CLARKE Date: 5/27/05 Re: Conditions Associated with Case # SDR2003- Pages: 3 0016 ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Gary please review the parking / easement documents in regards to part 2 of condition 13. If this satisfies the condition please mark it as a met condition. . 54//,P . . . .Thank you, Tom Clarke Land Acquisitions, Site Development, Design Build- Since 1988 •'' • Washington County,Oregon 2005-00046 .� 01/04/2005 10:43:13 AM 10) D-AE C11t=2 Btrto16 D HOFFMAN $70.00$5.00$6.00$11.00-Total=$92.00 1111111111 1 1 1111111 1 11111111H 11 1111 AFTER RECORDING RETURN TO: ) Tom Clarke 00708150200500004650140142 I,Jerry Hanson,Director of Aoesamint and Taxation ,x$ Diversified Construction Company of Oregon and Ex-Officio County Cleric for Wuhington County, Oregon,do hereby certify that the within Instrument of C.c. \\ 12439 SW 22nd Avenue writing was received and recorded In the book of .� record=of said county. j �,^ Lake Oswego, Oregon 97035 T"` Jerry R.Munson,Director mint and Taxation, Ex.Officlo County Clark RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS THIS RECIPROCAL EAS MENT AGREEMENT(the"Agreement") is executed to be effective as of this - 9' day of , 2004 (the"Effective Date"),by and between DIVERSIFIED CONSTRUCTION COMPANY OF OREGON, an Oregon corporation ("Diversified") and BEVELAND LLC, an Oregon limited liability company ("Beveland"). K� RECITALS 0- A. Diversified owns the real property described on Exhibit"A"attached hereto (the "Diversified Property"). It is intended that the Diversified Property will be developed with an - office and/or retail building or buildings and related parking and other improvements, including the motor vehicle driveway and parking area depicted on Exhibit`B"attached hereto (the "Diversified Parking Area"). B. Beveland owns the real property described on Exhibit"C"attached hereto (the (25 "Beveland Property"). It is intended that the Beveland Property will be developed with an office w and/or retail building or buildings and related parking and improvements, including the motor ►— vehicle driveway and parking area depicted on Exhibit"D"attached hereto (the "Beveland Parking Area"). The Diversified Parking Area and the Beveland Parking Area are each G sometimes individually referred to herein as a"Parking Area." The Diversified Property and t-= Beveland Property are each sometimes individually referred to herein as a"Property,"and collectively as the "Properties." --; AGREEMENT NOW, THEREFORE, for good and valuable consideration, the e receipt and adequacy of which are both hereby acknowledged by Diversified and Beveland (individually, a"Party," and collectively,the "Parties"), the Parties agree as follows: 1. GRANT OF EASEMENTS 1.1 Grant by Diversified. Diversified hereby grants to Beveland, for the benefit of the Beveland Property, a perpetual, non-exclusive easement over and across the Diversified Parking Area for vehicular travel and pedestrian ingress and egress by Beveland and the visitors, guests, invitees, licensees, contractors and employees of Beveland(collectively,the `Beveland Users") who wish to reasonably utilize the improvements to be located upon the Beveland 1 —RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/1 1 1694/136844/GDF/1227231.4 1311111111111111 1111111 I!II . 2005-465 Property, such ingress and egress use to be in common with all uses of the Diversified Parking Area by Beveland and the Beveland Users (defined below). 1.2 Grant by Beveland. Beveland hereby grants to Diversified, for the benefit of the Diversified Property, a perpetual,non-exclusive easement over and across the Beveland Parking Area for vehicular travel and pedestrian ingress and egress by Diversified and the visitors, guests, invitees, licensees, contractors and employees of Diversified (collectively,the "Diversified Users") who wish to reasonably utilize the improvements to be located upon the Diversified Property, such ingress and egress use to be in common with the use of the Beveland Parking Area by Beveland and the Beveland Users. 1.3 Rights. The rights granted hereunder may be exercised free of charge. The Parties agree to erect no above-ground structures, barriers, fences or other improvements of any kind which preclude or obstruct convenient pedestrian or vehicular access between the Diversified Parking Area and the Beveland Parking Area;provided, however, that Clarke agrees to make best efforts to prevent the Diversified Users from parking any vehicles in the Beveland Parking Area, and Beveland agrees to make best efforts to prevent the Beveland Users from parking any vehicles in the Diversified Parking Area. To that end, each Party agrees to, at its own cost and expense, install signage on its Property clearly indicating the parking spaces available to the Diversified Users and/or Beveland Users (as applicable), and each Party agrees to include in any lease or other use agreement affecting or covering its Property a covenant requiring the applicable tenant's employees and contractors, to park only in the portion of the applicable Parking Area located behind each building to be located on a Property(collectively, the"Back Lots"). The Parties hereto agree to enforce such covenants against all applicable tenants of their Property and to require the respective employees and contractors of each Party (as applicable)to also park only in the Back Lots. Additionally, each Party agrees to maintain on its Property a sufficient number of parking spaces to satisfy all applicable parking codes and regulations applicable to that Property. Each Party reserves the right to the use of its Property, including its Parking Area,to the extent not inconsistent with the rights granted herein; without limiting the foregoing, each Party shall have the right to reconfigure its respective Parking Area so long as (a)thirty days prior written notice of any such reconfiguration is given to the other Party,and (b) no such reconfiguration materially interferes with the rights granted to the other Party hereunder. Notwithstanding the foregoing, each Party reserves the right to install at its own expense utilities, cables, landscaping, signage and concrete or asphalt surfaces within its respective Parking Area as long as such installation is in compliance with the terms hereof. 1.4 Third Parties. This Agreement creates no rights in the public and is not intended as a dedication to the public. No third party shall have any rights to enforce this Agreement. 1.5 Status of Easements. Except as expressly provided herein,the easements granted hereunder shall be perpetual. Such easements are nonexclusive and are subject to all prior matters of record (except those referenced in Section 4 below). Such easements shall run with the land,and shall be binding upon and shall benefit the successors in interest to the Parties named herein; provided,the owner of either Property, from time to time, shall be automatically released from later accruing liabilities hereunder upon a conveyance of its entire interest in such Property. 2—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/1 1 1694/1 36844/GDF/1227231.4 IlIllI11111111I111111111 I III 2005-465 1.6 Governmental Matters. Each Party covenants to pay all real property taxes and assessments with respect to its respective Property prior to foreclosure for delinquency of the same. In the event any part of the Diversified Parking Area or Beveland Parking Area(as applicable) is taken by power of eminent domain, the owner of the taken land shall have the right to the entire award for such condemnation, and shall not be deemed in default hereunder by reason of such condemnation. In the event any future law, ordinance or regulation limits or prohibits parking within the Diversified Parking Area or Beveland Parking Area,the owner of the Parking Area so restricted shall not be deemed in default hereunder. 2. MAINTENANCE; LIABILITY; DAMAGE AND REPAIRS; INSURANCE 2.1 Maintenance. Diversified and Beveland agree to each separately, at their sole cost and expense, maintain and operate in a first-class, safe, clean and presentable condition the entire area collectively comprising their respective Property and to jointly maintain and operate the curb-to-curb portions of any shared access roadway located partially upon each Property, and all parking and related vehicle circulation areas together with all landscaping and all automatic sprinkler systems, all water lines and irrigation equipment of any nature related thereto located upon the Properties(collectively,the"Common Area")and to share equally in all reasonable costs and expenses related to such maintenance and operation of the Common Area, including (without limitation) all reasonable costs and expenses related to: (a)all janitorial and maintenance services performed within the Common Area; (b)the utilities servicing the Common Area; (c) all mutually agreed upon landscaping located in the Common Area and upkeep services related thereto; (d)trash collection and disposal within the Common Area; and (e) salaries and wages for employees or contractors providing services provided within the Common Area as mutually agreed upon by the parties hereto. In the event that either Diversified or Beveland fails to cooperate in the completion of any such maintenance activities required within the Common Area,then the other Party may perform such maintenance at a reasonable cost for the account of the non-cooperating Party, who shall then reimburse the Party performing the maintenance for one-half(1/2) of all reasonable expenses incurred, together with interest thereon at the rate of ten percent(10%)per annum from the date expended until the date reimbursed to the performing Party. The respective obligations of Diversified and Beveland to repair and maintain the Common Area as provided in this Agreement shall be secured by a lien against the Property of the owner responsible for payment. In the event any amount due is not so paid as required by this Agreement,the owner paying that portion of the cost not paid by the defaulting owner shall, in addition to any remedy provided for herein or at law, be entitled to maintain an action for collection against the defaulting owner or to foreclose upon the lien retained herein against the defaulting owner's Property. If the defaulting owner's Property subject to a monetary lien created by this Agreement is also subject to a lien of a mortgage or deed of trust,then: (i)the foreclosure of any lien created by this Agreement shall not operate to affect or impair the lien of such mortgage or deed of trust, any monetary lien created by this Agreement being subordinate and inferior to all deed of trust or mortgage liens encumbering the Property; and(ii)the foreclosure of a lien of a mortgage or deed of trust, the sale of the property pursuant to the mortgage or deed of trust or the acceptance of a deed in lieu of foreclosure shall not operate to affect or impair the lien created by this Agreement, except that the lien created by this Agreement which has accrued up to the foreclosure, sale, or the acceptance of the deed in lieu of foreclosure shall be subordinate to the lien of the mortgage or deed of trust with the forecloser-purchaser or deed-in-lieu grantee taking title free of the lien created by this 3 —RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/111694/136844/GDF/1227231.4 • iu1►1►11 11 111111 1111111iIll 2005-465 Agreement that has accrued up to the time of the foreclosure, sale, or deed given in lieu of foreclosure, but subject to the lien created by this Agreement for all charges that accrue subsequent to the foreclosure, sale, or deed given in lieu of foreclosure. Notwithstanding the foregoing, each Party agrees that it shall be solely responsible for the utility costs of providing water for irrigation and sprinkling purposes to its respective Property, it being understood that each Property shall have a separate meter calculating such water use. Each Party agrees to use water for irrigation purposes in an amount necessary to keep the landscaping located on its Property in a first-class,healthy condition. 2.2 Liability; Damage and Repairs. As between Diversified and Beveland, each Party shall be separately liable and responsible for any claim arising on its respective Property. Diversified shall not make any claim against Beveland based upon any claim or cause of action which arises upon the Diversified Property except to the extent such claim or cause of action arises from the negligent act or omission of Beveland or a Beveland User and shall defend and indemnify Beveland from any liability for such claim or cause of action. Similarly, Beveland shall not make any claim against Diversified based upon any claim or cause of action which arises on the Beveland Property except to the extent such claim or cause of action arises from the negligent acts or omissions of Diversified or a Diversified User, and shall defend and indemnify Diversified from any liability for such claim or cause of action. Notwithstanding any provision contained herein,Diversified shall be responsible for the cost of the repair of any damage caused to the Common Area by Diversified or by any Diversified User due to unreasonable use, negligence, or intentional misconduct,and Beveland shall be responsible for the cost of the repair of any damage caused to the Common Area by Beveland or by any Beveland User due to unreasonable use, negligence, or intentional misconduct. In the event of such damage or destruction, either Diversified or Beveland, as applicable, at its sole expense, shall cause the damaged portion of the Common Area to be promptly and diligently repaired. The respective duties to repair shall be covered by the lien provisions contained in Section 2.1 above. 2.3 Insurance. Each Party shall maintain a policy of comprehensive general liability insurance with a combined single liability limit of at least$1,000,000 insuring against any claim or cause of action for death,personal injury or property damage arising on such Party's respective Property. Such policies shall name the other Party as an additional insured, shall contain the contractual liability endorsement insuring performance of the respective indemnity obligation set forth in Section 2.2, and shall contain a provision that coverage shall not be canceled nor changed without at least thirty (30) days prior written notice to the other Party. Upon recording of this Agreement,the Parties shall exchange certificates of insurance evidencing the existence of insurance as required by this paragraph; renewal certificates shall be exchanged within the thirty day period prior to each anniversary of the date of recording of this Agreement. 3. TOWING 3.1 Identification. Each Party shall provide identification stickers or tags to be displayed on or in the vehicles of its occupants, visitors or employees(as the case may be)which will be parking on the Property of the other Party during any period other than normal business hours. 4—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/l 1 1 694/1 36844/GDF/1227231.4 1111311111111111 1111111 I III 2005-465 3.2 Towing. In the event a party desires to tow a vehicle parked in its Parking Area, such Party shall first give twenty-four(24) hours notice to the other Party of its intention to do so;provided,however, a vehicle may be towed upon shorter notice in the event its location poses a hazard or materially obstructs the flow of traffic. The notice shall be hand delivered or verbally communicated to a representative of the other Party. The Parties shall designate agents, locations and phone numbers to facilitate the giving of such notices. The towing of a vehicle shall be conducted (a) only in accordance with the applicable Oregon statutes, (b) following the required advance notice, and(c)only if the vehicle is parked illegally or is parked other than in a parking stall. 4. LENDER CONSENT 4.1 Diversified Lender. The undersigned lender to Diversified holds a lien upon the Diversified Property and executes this Agreement (a)to consent to the terms and conditions of this Agreement, (b)to subordinate its lien to the rights created by this Agreement, and(c)to evidence its agreement not to disturb any of the rights created by this Agreement. 5. ADDITIONAL PROVISIONS 5.1 Interpretation. This Agreement contains the entire agreement of the Parties with respect to the subject matter of this Agreement and supersedes all prior negotiations. This Agreement may be amended only by a written instrument signed by the owners of the Diversified Property and the Beveland Property which document is acknowledged and recorded; such amendment shall be effective only upon recording in the Official Records of Washington County, Oregon(the "Records"). No waiver under this Agreement shall be established absent proof of a written document specifically setting forth such waiver and executed by the Party being charged with the waiver. 5.2 Enforcement. Each Party shall have all rights and remedies allowed by law for breach of this Agreement, including the right of specific enforcement of this Agreement and the right to injunctive relief. In the event of litigation with respect to this Agreement,the prevailing Party shall be entitled to recover, in addition to all other sums and relief, its reasonable costs and attorneys' fees incurred at and in preparation for arbitration, trial, appeal and review; this attorney fee provision shall also apply to any proceedings in Bankruptcy court, including proceedings involving issues unique to bankruptcy law. 5.3 Term. This Agreement shall be perpetual and shall bind and inure to the benefit of not only the immediate Parties hereto,but also their respective heirs, executors,administrators and successors in interest, and shall terminate only pursuant to a written termination agreement executed and acknowledged by the owners of the Diversified Property and the Beveland Property which termination agreement shall be effective only upon recording. All previously accrued rights and liabilities of the Parties shall survive any such termination. Additionally, neither Party may assign or convey its rights hereunder except in conjunction with the conveyance of either the Diversified Property or Beveland Property (as applicable). 5.4 Notices. Except as provided in Section 3.2 above, all notices or demands with respect to this Agreement shall be given by certified or registered mail (or regular mail, if to a 5—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/l 1 1 694/1 36844/GDF/1227231.4 • • Ii 1111111 1111 2005-465 post office box) addressed to the other Party at its address as then most recently shown in the deed or county tax records,and shall be effective upon the earlier of actual receipt and acceptance of such mailing by the addressee or three days following deposit in the U.S. mails. Initially,the addresses for notices are: Diversified: Tom Clarke Diversified Construction Company of Oregon 12439 SW 22nd Avenue Lake Oswego, Oregon 97035 with a copy to: Greg Fullem Schwabe, Williamson& Wyatt, P.C. 1211 SW Fifth Avenue, Suites 1600-1900 Portland, Oregon 97204 Beveland: Beveland LLC 5100 SW Macadam Avenue Suite 240 Portland, Oregon 97239 with a copy to: Jonathan V. Barg Barg Horvat PC 121 SW Morrison Street Suite 600 Portland, Oregon 97204 5.5 Statutory Disclaimer. THE PROPERTY DESCRIBED IN THIS INSTRUMENT MAY NOT BE WITHIN A FIRE PROTECTION DISTRICT PROTECTING STRUCTURES. THE PROPERTY IS SUBJECT TO LAND USE LAWS AND REGULATIONS,WHICH,IN FARM OR FOREST ZONES,MAY NOT AUTHORIZE CONSTRUCTION OR SITING OF A RESIDENCE AND WHICH LIMIT LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 IN ALL ZONES. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND EXISTENCE OF FIRE PROTECTION FOR STRUCTURES. 6—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/1 1 1694/1 36844/GDF/1227231.4 11111 111110111 IIIIIII I III 2005-465 5.6 Time; Delays. Time is of the essence of this Agreement and each provision hereof. Whenever any performances are required of an owner hereunder, that owner shall use all due diligence to perform and take all necessary measures in good faith to perform; provided, however, that if completion or performance shall be delayed at any time by reason of acts of God, war,riots, strikes or other labor disputes,or damage to work in progress by reason of fire or other casualty or cause beyond the reasonable control of the owner(financial inability, imprudent management and negligence excepted),then the time for performance as herein specified shall be appropriately extended by the amount of the delay actually so caused. 6. RESTRICTIVE COVENANT In order to maintain vehicular traffic over each Property at a minimum level, both Diversified and Beveland agree that none of the following businesses and uses may be operated on either Property at any time: (a) call centers; (b) child day care centers; (c) urgent care or emergency medical centers,but not including outpatient clinics or medical offices, which shall be allowed uses hereunder; (d) fast-food restaurants and other businesses providing take away food or beverage service as their principal operations; (e) restaurants providing table service, provided that deli or bistro style establishments with twelve (12)tables or less shall not be precluded hereunder; (f)bars and nightclubs; (g)any businesses providing"adult"entertainment as their principal operation; (h)grocery and convenient stores; (i)video stores; and(j) any other businesses that would generate vehicular traffic and parking needs of such capacity that the respective Property is unable to accommodate the level of parking needs generated by such business. Notwithstanding the foregoing,the Parties hereto agree that they may mutually agree to waive in writing any or all of these restrictive covenants at any time. At such time as any or all of these restrictive covenants are so mutually waived in writing by the Parties, the Parties agree to appropriately amend this Agreement in writing and record such amendment in the Records. All costs related to the creation and recordation of any such amendment shall be borne equally by the Parties. In the event that this restrictive covenant is violated by either Party,the non-defaulting party shall have all remedies available to it under applicable law, including (without limitation)the right to injunctive relief. This restrictive covenant shall run with and bind the land comprising each Property,and shall inure to the benefit of and be enforceable by each Party and their respective successors and assigns. Each Party acknowledges that the restrictions set forth in this Agreement are fair and reasonable and are intended to assure all persons owning or operating businesses on either Property of their expected benefits and the orderly and beneficial development of each Property, but not to control competition(recognizing that the relevant competitive market consists not of the combined project located on the Properties,but of the commercial retail and office space market in Washington County, Oregon). 7. DESIGN STANDARDS AND REVIEW 7.1 Design of Buildings. Every building constructed on a Property shall be constructed to meet or exceed the requirements of all applicable codes, laws, statutes or ordinances relating to the building,zoning, fire,health or safety as adopted by any governmental authority having jurisdiction over the Properties. 7.2 Design Review. Each Party shall have the right of prior review and written approval of: (a) the exterior architecture and finish, including paint colors of the exterior and all 7—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/111694/136844/GDF/1227231.4 11111111 11111111111111111 1111 2005-465 roofing material, of any improvements to be constructed by the other Party upon its Property as well as any renovations or modifications to such exterior architecture and finish, but only if such renovations or modifications are not architecturally consistent with improvements already consented to by the approving Party; (b)the location, size,type and configuration of exterior or building signs placed or installed upon the other Party's Property; (c)all landscaping located upon the other Party's Property. Notwithstanding the foregoing, once a Party has received approval from the other Party for installation of a sign on the exterior wall of such Party's building,one (1)sign of the same size,type, color and configuration may be placed on each of the exterior walls of the building without the other Party's approval, provided that such signs comply with all applicable laws, codes and regulations. All approvals by the Parties hereunder must be in writing and shall not be unreasonably withheld, conditioned or delayed. The Parties agree and acknowledge that their intent is to have each Property be an integral part of a uniform project, with all improvements to be located on the Properties (including landscaping)to be of a first-class standard and aesthetically uniform with the improvements located on the other Party's Property. 7.3 Pylon Signage. The Parties agree to share on a one-half(Y2) basis each, the signage space to be located upon a common pylon sign to be constructed at the equally shared expense of the Parties at a location upon the Properties as mutually agreed upon by the Parties. Each Party shall have a non-exclusive easement across the other Party's Property for the construction, location, repair, maintenance and replacement of such sign. Such easements shall be appurtenant to each Party's Property, and be perpetual in duration. Any change in any configuration, design or color of any signage located upon the pylon sign shall only be upon the mutual consent of the Parties. This Reciprocal Easement Agreement has been executed as of the Effective Date. DIVERSIFIED: DIVERSIFIED CONSTRUCTION COMPANY OF OREGON, an Oregon corporation By: 'OW�� � , PAC. Name: —1,19‘14,E- C, ("VOCE Title: Qe.aS o eiTT- BEVELAND: BEVELAND LLC, an Oregon limited liability company tJ By: - Name: 4Z t r k (v)el Title: t\n.e.a.n, aPt 8-RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/1 1 1 694/1 36844/GDF/1227231.4 11 111 11 X11111111111111111111 2005-465 THE UNDERSIGNED LENDER AGREES TO BE BOUND BY AND SUBJECT TO THE TERMS OF THE AGREEMENT SET FORTH ABOVE: DIVERSIFIED LENDER: LibertyBank By: Name: .1�t e. h , �.; C Title: �� �. 1�i Y: t`r r' >'' STATE OF OREGON ) ) ss. County of Ni QA.; ) This instrument was acknowledged before me this Z`t day of (,)4._ ,2004,by Thomas C. Clarke, President of Diversified Construction Company of Oregon,an Oregon corporation, on behalf of the corporation. 764,0() OFFICIAL SEAL KATHERYN R SMITH NOTARY PUBLIC FOR OREGON ` - NOTARY PUBLIC-OREGON / ■,:,� COMMISSION NO.340347 My Commission Expires: MY COMMISSION EXPIRES JAN 23,2005 STATE OF OREGON ) )ss. County of (Y\U,i)rrtoh ) This instrument was acknowledged before me this 154- day of beceiNt ea-, 2004,by Patrick D. Gilroy, L. of Beveland LLC, an Oregon limited liability company, on behalf of the limited liability company. % f „ ����o�i at sai ���� �, •• JENNIFER MILLER ) NOT• ll PUBL %OR OREGON � 366030 / My C• mission . res: (..)? 1(32—101 '` W cOMI11SSIu d WIRES MARCH a 2007 9—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/I11694/136844/GDF/1227231.4 • 1111111 I III 2005-465 STATE OF OREGON ) �p ) ss. County of !11 I;� 1T)( ratith) This instrument was acknowledged before me this /th day of 0fterh. 2004, by ' C 0 , VP `-1 in 11, t- of LibertyBank, on behalf of the bank. OFFICIAL NOTARY PUBLIC FOR OREfoaA GON = SARAH SPAHR `. 1 ' NOTARY PUBLIC - OREGON L T \ I "C,-..:`to): ` y COMMISSION NO. 362958 My Commission Expires: i�'� 1�IU�Id ` MY COMMISSION EXPIRES NOV.14.TIM ', 10—RECIPROCAL EASEMENT AGREEMENT WITH COVENANTS AND RESTRICTIONS pdx/1I1694/136844/GDF/1227231.4 • • Ili IIII IIIIIIIIII I111II111I1 2005-465 EXHIBIT A (Diversified Property) Lot 17, HERMOSO PARK, in the City of Tigard, Washington County, Oregon. 1 —EXHIBIT A pdx/I I 1 694/1 36844/GDF/1227231.4 4 t 1111111111111111111111111111 2005-465 EXHIBIT "B" Diversified Parking Area indicted by cross-hatching Piniviowir v- •j����j o �. fir,a'i ro c c . . -0 V A% 744c4 WO 4A74 1 ■ 0 r J_■'44 ,-, ,. ---______ l ,_ __ iii ar DIVERSIFIED BLDG 1:177krit + 141 +4`•••le%:1 [ BEVELAND k 4 BLDG ��›..•I ∎ ' V-...: 1: 4 , _____....._.......................,„ _ 4, /1" . ; ---__—,-..„-_-_-_________________:N, i„,,,,,,4, -.....,..........4„, 4,47.. 1,, ..\ '`-U , <i> SCALE: 1' = 40' i 15573 5W BANGY ROAD,STE 300 DATE CES NW °s EG°OREGON 97035 BEVELAND OFFICE BUILDINGS 12/021°4 503.968.6655 www.cesnw.com 1 OF 1 '_ 1111 III IIIIIIIII1 MEd 1111 2005-465 EXHIBIT C (Beveland Property) PARCEL 1: Lot 16 HERMOSO PARK, in the City of Tigard, Washington County, Oregon. PARCEL 2: A portion of vacated SW Beveland Road as platted in Hermoso Park, a subdivision filed in Washington County Plat Records situated in the Northeast one quarter of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon,being more particularly described as follows: Commencing at the Southwest corner of Lot 15 of Hermoso Park;thence perpendicular with the North right of way line of vacated SW Beveland Road, South 8°05'38" West, 30 feet to the centerline of vacated SW Beveland Road; thence North 81°54'22"West 107.28 feet along said centerline thence North 8°05'38"East,28.71 feet to the Southwest corner of Lot 16 of Hermoso Park; thence Easterly along the South boundary line of Lot 16 to the Southwest corner of Lot 15 which is the terminus of this legal description. l —EXHIBIT C pdx/111694/136844/GDF/1227231 4 1111111IIIIIIIIII1111111 IIll 2005-465 EXHIBIT "D" Beveland Parking Area indicted by cross-hatching rillill111111 I0 ---wt.-—-—- ,r INV 4, ram:♦��� . ��v0 I ,'-. 04 4* *I - „db,,, , , : . ?„ 4, 46*, ,, 1 , t Ilielaillaimal BLDG p- DIVERSIFIED ‘ I r �� •. I ,♦•e�� BEVELAND �I j' w ♦c4 BLDG gl IA440 " ,4i4 .Oe . __,......-----__-________________Awdop v \ L�`► <1> .,-� NI SCALE: 1- = 40' r / CES NW 15573 Sic'BANGY'ROAD,STE 300 DATE LAKEOSW GO,OREGO:V 97035 BEVELAND OFFICE BUILDINGS E 503-968-6655 ww.i•.cesnw.com 1 OF 1 r Oe :0; _inns 11 . 15 503625E.1Til PPIGE UISPo L C:OMPM Pa,E •.3 • P O Box 820 Sherwood,OR 97140 Pride Disposal Company Phase'(503)6256177 Far(503)625.6119 Fax To Diversified Canal uct.aor Frnm: .Julia Fletcher, ext 170 Fax: 503-293-1536 flute 8/20/04 • • Phone 503-293-1536 Pe p.= 3 with cover Re Beveland Once Park Attention Tom Clarke Tom, Per our conversation on the phone this morning, I have outlined my recommendations for your garbage and recycle enclosure, for the Beveland Office Park construction. These recommendations The location indicated on your site plan is good. Because of your request of accessing the garbage and recycling containers from either side (vs. the standard front opening for both containers), we will require that the enclosure dimensions be 121 deep and 18' across. You will need to provide a full swing gate at each of the 12' ends. This gate must be equipped with cane bolts that will lock down, and secure the gate in an open position at the time of service. This eliminates the liability of the gate swinging into our truck at the time of service. This side access will require that no landscape islands be within 75' of the gate openings, insuring straight-on access to the containers, with our front-loading trucks. As long as your amended plans meet these specifications, we will approve the garbage and recycling enclosure to be adequate for access and service standards:'. If you have axyT •ns, please give me a call. • Thanks, .. r Julia Fletcher • 5314 Aug 27 04 11 : 22a C2 Design 503-233- 1310 p. 2 _— --_-112 x ® - -- I. ® ® n I c) 1 1 , I II H - I a( �n I a- c) II II ......3 0 I III— \ '' 1 II. ��� I t -....:--.) , li I II ....I— L 1 nI n v 1 I I 0 . I n .1.- / 1 r--- I 0 j!) nI I bI n �� rN E yh 411 'I RIM ' E'. CC CtA vi Fog_ 'TQkSt•E it 2ec7u.rotl ARE stApplik-o R,(.! ?21DE 'sit_ E/K.H (O'ftAw ia2 HAS Sk-a., 1, ,atN E , t o\" 1 1.5. WI II T TWK 1ocAtA_ 7 1 •.y 1 A. .F \ : ICk - ' c.st, _• Ac12.K,NAL ♦A{ ' L) i l 6E- Mk2KE) .b52- 1• 0 041L V Y TC-1 ANZA(i '..- e_Y-- Li Alttx.kQS . v7 � l 8 ' - o' 1! o 1 I IFS' e� cD" 4 go., I8' --.4. A.-1-Ars 7 T I ko.-ir, --i— 1 1 7 = - ' TRASH 1 CARDBOARD I / 1 1 \ --- rn i 1 l -` LA�0sc..�E 1�e 3°x t: �tt�,M ,� cQ IJ∎NThc�QE_ A<ZF_A CULTURES STONE ADHERED TO 8" C.M.U. WALL - TYP. TUBULAR STEEL WELDED FRAME W/ W.I. RAIUNGS TO STEEL "C' CHANNEL JAMBS ANCHORED TO FULLY GROUTE C.M.U. WALL 13'-8 1/2" I I wit - in. exi.: ________ ,... 1 ..�.I r an b �— gm EAST ELEVATION (WEST ELEVATION = OPP. HAND) LIGHTING EQUIPMENT BEYOND H.M. DOOR & FRAME 1,_11=ra,, _.... ali.ImMiliqr..E.VM WAIrlig=1.1711=11 lei.. �t�1�I---' �n�- 1..-.�'�--� }�1,=,- `°° is it in. y `�� r Till !os du Jr _ 6" RAISED CONCR. CURB - TYP. W/ SHRUBBERY 19'-6" SOUTH ELEVATION SCALE = 1/4" = 1'-O" ■ZI‘c�K Lan 4m jO Cihay I�i�y�►�stl -cam • ..r'•�.:'*., �. Tam CIkattc co 2nd REVISED ARBORIST REPORT &'itiimi1t( Address of the Report: 7305 SW Beveland Tigard, OR Date of the Report: December 11, 2003 Report Submitted To: Diversified Construction PH: 503-793-2621 12448 SW Orchard Hill Road Lake Oswego, OR 97035 On December 11, 2003 I reviewed this site to verify number of trees over 6" D.B.H., their specie, size, location and condition. See the tree survey information included herein. The trees have been numbered on the plan provided. We found 4 trees not included on the plan. Of the 23 trees on the site, 17 are viable and 6 are non-viable. Non-viable trees include dead, dying, diseased or hazardous. City of Tigard does not require mitigation for trees 12" and under and non-viable trees. There are 7 viable trees totally 131" to mitigate. The city requires inch per inch mitigation when all of the trees on the site are to be removed. If not enough area for planting mitigation is available on site the City of Tigard allows off site mitigation on approved sites. You will need to mitigate with the city off site or contribute to the city tree Fund in mitigation value. I have reviewed the landscaping plan which includes 132" of mitigation, 100% on site. No trees from neighboring lots will be affected by the proposed development of this lot, therefore no tree protection plan will be needed. Should you have any questions please call me. f3es,pectfullY, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Residential l eStDCideiskpipligprt r►sgbieeni an#•Q hlr8dg• Landscape Installation • Landscape Maintenance • Consultation MEMBER: National Arborist Association • International Society of Arboriculture •Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association Stag. Licensed Tree Service 462635• Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX ^n'3-63 l 54 Visit our website at www.treecarelandscapes.com djt : .O bO 9E 9ny I •d • DIVERSIFIED CONSTRUCTION COMPANY 12439 SW 22nd Ave, • • LAKE OSWEGO, OREGON 97035 facsimile transmittal To: Sue Ross Fax: 503-598-1960 From: Tom Clarke Date: 8/19/04 Re: Beveland offices Pages: Items to be signed off ❑ Urgent ❑For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Prior to site permits,Gary Pagenstecher l fan 1-met Item 2-I spoke with mike white,he has given me an amount We will be writing a check to cover the financial assurance,when we pick up the site permits. them 3-met r-Nom 4-met • Item 5-met as per phone call with Shirley 8/19/04 This needs to be paid for. Prior to building permits,Brian Blalock&Gary Pagenstirlxx 1,--Ire1ri 6-met Item 7-met-tyot 41Cf r-ltern 8-met -item 9-met -tram 10-met 1---it ft 11-met item 12-I spoke with Greg Berry,these needs to be paid when site pennks are issued Item 13-met,letter submitted,item need to be signed off—14-met,calculations have submitted item needs to be signed off. Item 15-met,see revised plan,this item needs to be signed off. — pp aLf'r item 16-si grrage plan&application will be submitted at a later dates_ -item 17-met,see attached arbonst report-item needs to be signed el>W 1\0 kCt S GAVY1.0. j ----Item 18-met see attached arborist report-item needs to signed off -item 19-NA,we have no roof mourned equipment,item needs to signed off 1}I r 20-met,revised landscape plan has been submitted indicating street tees,item needs to be signed off_ /_ met,see revised site plat,(not landscape plan)that shows the location of the 6'wail in lieu of a wider landscape buffer.Item needs to be signed oft - Item 22-the plan,for the trash enclosure is pending.-�—� item 23-met,a letter from pride disposal has been submitted to Brian Blalock&Gary Item 24-met,see attached letter from pride disposal showing how this is being met Thhissiitem needs item needs to be signed off. - Item 25-met,see'wised site/ signed ' Item 26- �t°n9 plan,they have been submitted to Gary&Brian.This item needs to be signed Olt— met,see revised site plan.This Prior to buildiriq final inspection Item Z7-not reef Item 28-not met Item 29-not met Item 30-not met Iten'21-0 I1\& OFFICE#503-293-1226 FAX#503-293`1536 MOBILE#503-793-2621 E-MAIL divversifiedconslruction ahotmail.com web address www.diversifiedconstcom T 'd ci77 :fT .6n CT .2nU • DIVERSIFIED COIF . RUCTION COMPANY • • 12439 SW 22nd Ave. • LAKE OSWEGO, OREGON 97035 • RECEIVED transmittal AUG 1 2004 CITY OF TIGARD BUILDING DIVISIO To: Gary Pagenstecher Fax: From: Tom Clarke Date: 8/12/04 Re: Conditions of approval Pages: 2 plus drawings ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Gary as per our conversation today,We do not wish to consolidate the properties. I am supplying you with the information that shows that each building conforms to the FAR of.40 as indicated on the site plan of our drawings. Also as I have said all of the adjustments have been done inside the buildings existing footprint, in the crawl space area. Please let me know if this sufficiently addresses the condition asking us to consolidate the properties. THANK YOU,TOM CLARKE OFFICE#503-293-1226 FAX#503-293-1536 MOBILE#503-793-2621 E-MAIL diversifiedconsbuc ionahotmail.com web address www.diversifiedconstcom • DIVERSIFIED CON.. . RUCTION COMPANY 12439 SW 22nd Ave. • LAKE OSWEGO, OREGON 97035 • • transmittal To: Gary Pagenstecher Fax: From: Tom Clarke Date: 8/12/04 Re: Conditions of approval Pages: 2-plus drawings , SETS ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Gary as per our conversation today,We do not wish to consolidate the properties. I am supplying you with the information that shows that each building conforms to the FAR of.40 as indicated on the site plan of our drawings. Also as I have said all of the adjustments have been done inside the buildings existing footprint, in the crawl space area. Please let me know if this sufficiently addresses the condition asking us to consolidate the properties. THANK YOU.TOM CLARKE OFFICE#503-293-1226 FAX#503-293-1536 MOBILE#503-793-2621 E-MAIL divers ifiedconstruction(ahotmail.com web address www.diversifiedconstcom THE CLARKE BUILDING ZONING BUILDING DATA PROPERTY ZONED MUE ALLCWNG FOR THE FOLLOWING OCCUPANCY TYPE: MUE CONSTRUCTION TYPE: TYPE V-N MAXIMUM BLDG. HT. 45 FT. ALLOWABLE FLOOR AREA (U.B.C. TABLE 5-13) 8,000 5Q. FT BUILDING HT. 00 FT. ALLOWABLE AREA INCREASE 8.000 SO. FT. x 2 (3 YDS.) 16,000 50 FT. LANDCAPE REQUIREMENT UPPER FLOOR LEVEL AREA: 3,828 SQ. FT. MINIMUM LANDSCAPE AREA / SITE AREA: 15% LOWER LEVEL AREA: 2.772 SO. FT. SITE AREA: 16, 500 SQ. FT TOTAL FLOOR AREA 6,600 SO. FT. LANDSCAPE AREA : 00 SO. FT, LANDSCAPE AREA / SITE AREA: 1fi% MAXIMUM ALLOWED SITE COVERAGE 85% BUILDING COVERAGE : 000 SO. FT. OTHER IMPERVIOUS SURFACES : 000 SO. FT, SITE COVERAGE/ SITE AREA : 0% MAXIMUM ALLOWED FLOOR AREA RATIO : .40 UPPER LEVEL FLOOR AREA (EXCLUDING MECH. SPACES) : 3.828 LOWER LEVEL FLOOR AREA (EXCLUDING MECH. SPACES) : 2,772 5Q. FT. TOTAL FLOOR AREA: 6,600 SO. FT. FLOOR AREA RATIO: .399 PARKING(IN COMBINATION W/ EAST ADJACENT LOT) REQUIRED PARKING SPACES: COMPACT SPACES: 24 STANDARD SPACES: 25 CARPOOL/ VANPOOL SPACES: VAN ACCESSIBLE SPACES: 2 TOTAL PROVIDED SPACES: 51 THE GILROY BUILDING ZONING BUILDING DATA PROPERTY ZONED MUE ALLOWING FOR THE FOLLOWING OCCUPANCY TYPE: MUE CONSTRUCTION TYPE: TYPE V-N MAXIMUM BLDG. HT. 45 FT. ALLOWABLE FLOOR AREA (U.B.C. TABLE 5-B) 8,000 S0. FT. BUILDING HT, 00 FT. ALLOWABLE AREA INCREASE 8,000 SQ. FT. x 2 (3 YDS.) 16,000 SO FT LANDCAPE REQUIREMENT UPPER FLOOR LEVEL AREA: 4,413 SQ, FT. MINIMUM LANDSCAPE AREA / SITE AREA: 15% LOWER LEVEL AREA: 3,505 SQ. FT SITE AREA: 19,796 SO FT TOTAL FLOOR AREA 7,918 SO. FT. LANDSCAPE AREA : 00 S0. FT, LANDSCAPE AREA / SITE AREA: 16% MAXIMUM ALLOWED SITE COVERAGE 85% BUILDING COVERAGE : 000 SO. FT. OTHER IMPERVIOUS SURFACES : 000 SO. FT, SITE COVERAGE/ SITE AREA : 0% MAXIMUM ALLOWED FLOOR AREA RATIO : .40 UPPER LEVEL FLOOR AREA (EXCLUDING MECH. SPACES) : 4,413 S0, FT. LOWER LEVEL FLOOR AREA (EXCLUDING MECH. SPACES) : 3,505 SO. FT. TOTAL FLOOR AREA: 7,918 S0. FT. FLOOR AREA RATIO: .399 PARKING(IN COMBINATION W/ WEST ADJACENT LOT) REQUIRED PARKING SPACES: COMPACT SPACES: 24 STANDARD SPACES: 25 CARPOOL/ VANPOOL SPACES: VAN ACCESSIBLE SPACES: 2 TOTAL PROVIDED SPACES: 51 69'-8" I t 13'-9 1/2" t t N CLARKE BUILDING TOTAL UPPER LEVEL AREA=3855.75 SQ.FT. AREA OF ELEVATOR SHAFT,MECH.SHAFT =64.66 SQ.FT. NET UPPER LEVEL FLOOR AREA=3791 SQ.FT. N a 0 1'-8" 41'-2" • • 19'-0"_ • 2'-11 1/2" 5'-0 1/2" CLARKE BUILDING NET LOWER LEVEL FLOOR AREA=2712.50 SQ.FT. NET UPPER LEVEL FLOOR AREA=3791.00 SQ.FT. NET TOTAL FLOOR AREA=6503.50 SQ.FT. SITE AREA=16500.00 SQ.FT. SCALE: 1/16" = 1' - 0" FLOOR AREA RATIO=.394 DATE: 8.27.04 �Y�i1cG�2 Ii, / 1/2 Z /007 .., «.1L k %// .7c 1 r , 1 I ze !a1 $U�L+�'l �t o 04'41 (mac '�i� 0 '� CLARKE BUILDING TOTAL LOWER LEVEL AREA=3826.00 SQ.FT. AREA OF ELEVATOR SHAFT,MECH.SPACES =1113.50 SQ.FT. NET LOWER LEVEL FLOOR AREA=2712.50 SQ.FT. 69'-8' 22'-3 1/2'' 1, 1T-3 1/2' 8'-1' 22•-0` N \ � uMWIfN1E)!j� I LJ a N BM.1151 ■ U TSB (0 r 1 pp N t0 �f h M 41.-2.. 2H F." • SCALE: 1/16" = 1' - 0" DATE: 8.2 7.04 5'-1" N q_0^ 16'-0 1/2" 35'-11 1/2" • / / n M 8'-3 1/2" N I _ co (0 Cl TOTAL UPPER LEVEL AREA=4432.75 SQ.FT. AREA OF ELEVATOR SHAFT=55.25 SQ.FT. NET UPPER LEVEL FLOOR AREA=4377.50 SQ.FT. • -1 N M ♦ � O Ci N Ol O 1 i9 r▪ � i.1 ii 1'-6" 36'-0 1/2" GILROY BUILDING NET LOWER LEVEL FLOOR AREA=2910.00 SQ.FT. NET UPPER LEVEL FLOOR AREA=4377.50 SQ.FT. NET TOTAL FLOOR AREA=7387.50 SQ. FT. SITE AREA=19798.00 SQ.FT. SCALE: 1/16" = 1' - 0" FLOOR AREA RATIO=.373 DATE: 8.27.04 56'-1" 5'-4 1/2" 22'-5" 16'-9 1/2" 11'-6 1/2" m UNDOMBREO east ELEMWRIIIO+E9L suRe15 O_ SOUL 3 11 V I 11 1 1 TOTAL LOWER LEVEL AREA=4395 SQ.FT. AREA OF ELEVATOR SHAFT,MECH.SPACES, UNINHABITED AREAS=1485 SQ.FT. :5 NET LOWER LEVEL FLOOR AREA=2910 SQ.FT. m 21'-6 1/2' 34'-7" - • GILROY BUILDING NET LOWER LEVEL FLOOR AREA=2910.00 SQ. FT. NET UPPER LEVEL FLOOR AREA=4377.50 SQ. FT. NET TOTAL FLOOR AREA=7387.50 SQ.FT. SITE AREA= 19798.00 SQ.FT. SCALE: 1/16" = 1' — 0" FLOOR AREA RATIO=.373 DATE: 8.27.04 • SD/ °°-31 CleanWater Services June 17, 2004 City of Tigard Engineering Department Attn: Brad Kilby 13125 SW Hall Blvd. Tigard, OR 97223 Subject: Clarke Offices The construction plans for the above referenced project have been reviewed by Clean Water Services (the District). The plans fail to meet the standards contained within Clean Water Services (CWS) Resolution and Order(R&O)03-11. Red line comments have been provided for consideration by the City of Tigard in its review of these plans. Comments regarding Service Provider Letter issues must be resolved with the District directly. A basic summary of major comments is provided below: 1) Both sanitary and storm sewer must be built to the public standard. 2) Each parcel must have direct access to public sewers. 3) Show that water quality is maintained for impervious area created. 4) Plans are preliminary and do not include any details or profiles. If the City of Tigard provides revised plans to the District, a Storm Water Connection Permit will be issued for this project. If you have questions, please call me at(503) 681-5101. Sincerely, Jackie Sue Humphre Engineering Technician Enclosure E:\Development Svcs\Plan Review\Storm Water Connection\City Review Resubmittal\Clarke Offices_Tigard.rtf 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone:(503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org