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SDR2003-00009 SDR2003 - 00009 ATLANTA COMMERCIAL BUILDING • NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00009 CITY OF TIOARD ATLANTA COMMERCIAL BUILDING CommunityDeve(opment Shaping A Better Community 120 DAYS = 12/16/2003 SECTION I. APPLICATION SUMMARY FILE NAME: ATLANTA COMMERCIAL BUILDING CASE NOS.: Site Development Review (SDR) SDR2003-00009 Variance (VAR) VAR2003-00097 PROPOSAL: The applicant is requesting Site Development Review approval with an Adjustment to the minimum spacing of driveways and streets, in order to develop a .37 acre parcel with a two story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. OWNER: Malcolm & Sharon Eslinger LLC. & GSP, LLC. APPLICANT: Same 11575 SE Pacific Highway, PMB 160 Tigard, OR 97223 LOCATION: 6830 SW Atlanta Street; WCTM 1 S136DD, Tax Lot 900. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.370, 18.390, CRITERIA: 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 V. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one (1) year. Also, provide evidence that ground cover will be planted. 4. Provide an access easement across the Baylor Office Building property to the south. 5. Street trees must be planted no less than 20 feet apart. 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 8. Submit details of the bicycle rack to be used. 9. Provide a tree mitigation plan for 39 inches. 10. Submit a detailed lighting plan for the exterior of the building. 11. Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio (6,446 square feet). 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: 12. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement work in 68t Parkway and Atlanta Street 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). 13. 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. 14. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 2 OF 30 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Atlanta. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which inc�cate that they will construct a half-street improvement along the frontage of SW 68 Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable). 17. The construction plans shall be revised to show sidewalks along the frontage separated from the curb by a planter strip. 18. A profile of SW Atlanta Street shall be required, extending 300 feet to either side of the subject site showing the existing grade and proposed future grade. 19. 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. 20. 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. 21. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 3 OF 30 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department ( iK m-Malilian, 639-4171, ext. 2642) for review and approval: 22. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72r' Avenue/Dartmouth Street in the amount of $712.00. 23. Prior to a final building jpspection, the applicant shall pay funds to the City for the future signalization of 68 Avenue/Dartmouth Street in the amount of $1,504.00. 24. 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. 25. The applicant's engineer shall provide post-construction sight distance certification to the west and indicate the maximum sight distance achieved to the east. 26. 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). 27. Prior to final building inspection, the applicant shall pay $657.50 to the City for the striping of the bike lane along the frontage of SW 68 Parkway. 28. The applicant shall either place the existing overhead utility lines along SW 68th Parkway underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,042.50 and it shall be paid prior to the final building inspection. 29. 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. 30. 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. 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 Tax Map 1S136DD, Tax Lot 900. Based on this search, no other land-use cases were found. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 4 OF 30 Vicinity Information: The subject site is located on the south side of SW Atlanta Street and the west side of SW 68th Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the west is currently developed with a single-family home. This building is currently utilized for commercial use without land use approval. Enforcement actions have begun. The property to the south is developed as a commercial office building under the same ownership as the subject parcel. Site Information and Proposal Description: The applicant is requesting approval to develop a .37 acre parcel with a two-story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.370 Variances and Adjustments) 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 DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: (Table is on the following page) NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 5 OF 30 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 21,780 sq.ft. Minimum Lot Width 50 ft. 115 ft. Minimum Setbacks -Front yard Oft[11] 2 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[8] 2 ft. --Rear yard 0/20 ft[8] 59 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 40 ft. Maximum Site Coverage[2] 85% 40% Minimum Landscape Requirement 15% 46% Minimum FAR N/A N/A Minimum Residential Density[4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [4]Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.8 apply,using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5]For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 6 OF 30 The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. 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 18.134 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 street spacing shall provide public street connections at intervals 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; 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 meets the Performance option. The project fronts two minor arterials with its access to SW Atlanta Street. For the purpose of street spacing, vehicle and pedestrian trips, SW Atlanta and 68th Avenue are considered collectors according to the Tigard Transportation Systems Plan. Therefore, (a.) SW Atlanta Street is approximately 2/10 of a mile which requires a minimum of 2 intersections. Currently there are five (5) intersections. SW 68th Avenue is approximately (1) mile with eight (8) intersections. The shortest vehicle and pedestrian trip from a local origin to a collector (b. and c.), SW Atlanta Street, is zero. Therefore, this standard has been satisfied. 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. 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. South West 68th Parkway is designated as a minor arterial. Therefore, the propose building is required to occupy a minimum of 50 percent of the street frontage along SW 68 Parkway. The site plan shows the property to have 145 feet of frontage along SW 68th Parkway. Therefore, the building is required to occupy a minimum of 72.5 feet of the street frontage. The applicant's plans show the building to occupy approximately 80 feet of the street frontage. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 7 OF 30 Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is located on the corner of SW Atlanta St. and SW 68th Parkway. The setback of the proposed building along SW Atlanta Street is 2 to 19 feet. The setback along SW 68th Parkway is 2 to 13 feet. Therefore, the applicant is required to provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. 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 and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and SW 68th Parkway. The proposed building is setback 2 feet from SW Atlanta Street, however, no landscaping is proposed to be planted. Therefore, the applicant is required to plant a minimum of low lying ground cover along the SW Atlanta Street frontage. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). 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. The applicant's plan shows a 6-foot-wide sidewalk will be provided from the east entrance to SW 68 Parkway and a 6-foot-wide sidewalk will be provided from the south entrance to SW Atlanta Street. Therefore, this standard has been satisfied. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. Thg building is oriented to the front of the lot abutting SW Atlanta Street to the north and SW 68' Parkway to the east. The parking lot is located on the west side of the building and occupies 46% of the total frontage along SW Atlanta Street. According to the standard, the 46% of the parking lot abutting SW Atlanta Street must be screened according to the L-1 landscape standard. Interior side and rear yards must be landscaped to an L-2 landscape standard. The L-1 and L-2 landscape standards refer to Chapter 18.745 when general landscaping of arking lots is required. Therefore, parking lot landscaping will be addressed under Section 18.745.050.E. (1) Screening and landscaping of parking and loading areas. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 8 OF 30 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 building must have at a minimum, 50 percent of the ground floor wall area windows or display areas or doorway openings. The applicant has submitted elevation drawings that indicate that 50.4% of the ground floor wall area on the east side of the building that abuts SW 68th Parkway will be windows and glass doorways. The north elevation indicates that 47% of the ground floor wall area between 3 and 9 feet will be windows. Therefore, the applicant is required to provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. 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. The east façade facing SW 68th Parkway is approximately 81.5 feet in length, which requires one architectural feature according to the standard above. However, the applicant's plans call for variations in the form of 4-offsets along the entire frontage. The north façade extends 58 feet in length; a structural off-set is located at 48 feet. Therefore, the standard has been met. 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 shgw three entrances into the building. One on the east side of the building facing SW 68t Parkway, one entrance on the south side of the building and an entrance on the west side of the building. All entrances are setback and covered. Therefore, this criterion has been 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 exterior of the building will be brick. No plain concrete walls will be revealed for more than two feet. Therefore, this standard has been satisfied. 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 a combination of roof shapes including gables and hips. Tile is the proposed roofing material, which is acceptable. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 9 OF 30 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. No roof-mounted equipment is proposed. Therefore, this standard does not apply. 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. 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 within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. 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 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 proposed parking lot is separated from SW 68th Parkway, by 28 feet of trees and vertical and low lying shrubbery. However, Staff cannot verify that the shrubs are a variety that will provide a 3-foot-high screen and 90% opacity within one (1) year. Also, no ground cover has been proposed. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 10 OF 30 The proposed site will take access from SW Atlanta, a local street. The L-2 landscape standards defer to Chapter 18.745 (Landscaping and Screening) which is discussed further in this decision. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. However, if the applicant complies with the conditions below, the Landscaping standard will be met. CONDITIONS: • Provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. • Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. • Submit information that verifies the plants to be used in screening the parking lot from SW 68 h Parkway will provide a 3-foot-high screen and 90 percent opacity with in one (1) year. Also provide evidence that ground cover will be planted. B. 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, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370): In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonable be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained below. The proposed driveway is approximately 115 feet west of SW 68th Parkway and 130 feet from SW 70th Ave. According to Section 18.705.030.H.3 and 4, of the Tigard Development Code, the minimum spacing of driveways and streets along a collector shall be 200 feet. The subject parcel at its furthest point away from SW 68th Parkway is 135 feet, and 200 feet from SW 70th. Therefore, it is impossible to place the driveway 200 feet from the intersection of SW 68th and Atlanta Street, and the Tigard Triangle Design Standards prohibits the placement of the access drive at an intersection. This standard has been satisfied. Is it possible to share access; The applicant has indicated that the driveway has been located as far to the west as possible (115 feet) and that a shared access is not possible due to existing topography. There are no other alternative access points on the street in question or from another street; Access from SW 68th Parkway is prohibited by topography and the Tigard Triangle Design Standards are specific as to the placement of the proposed building. Any other alternative placement of the access drive off of SW Atlanta Street will put the drive closer to the intersection of Atlanta and 68th Parkway. Therefore, the proposed placement of the access drive is the best option. The access separation requirements cannot be met. The requested adjustment is to the separation standard between SW 70th and the proposed driveway and the proposed driveway and SW 68th Parkway. The standard requires a separation of 200 feet. The only logical placement of the access drive creates a separation of 150 feet from SW Atlanta, the greater separation of the two streets. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 11 OF 30 The request is the minimum adjustment required to provide adequate access; Allowing the adjustment to the placement of the proposed access drive is only possible way to access the site without putting the project in violation of other standards imposed by the Tigard Development Code. No matter where the access drive is on the subject site, it will not meet the separation standards of 18.705 Access Egress and Circulation. Therefore, the adjustment is the only option. The approved access or access approved with conditions will result in a safe access; As mentioned above, the proposed placement of the access drive is the only feasible portion of the parcel to place an access. Tualatin Valley Fire and Rescue has reviewed the proposal and has not indicated that the proposed access will in any way be detrimental to the safety of all that use the drive. Therefore, this standard has been satisfied. The visual clearance requirements of Chapter 18.795 will be met. Visual clearance triangles have been indicated on the proposed site plan showing triangles measured 35 feet from the right-of-way, a distance of 35 feet from the centerline of the access. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been fully met. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Atlanta Street, and SW Baylor Street through the adjoining parking lot of the Baylor Street Office building. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. As mentioned in the finding above, the proposed building's parking lot will be accessible through the parking area of the Baylor Office Building. Therefore, the applicant will be required to provide an access easement across the Baylor Office Building property. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Atlanta and Baylor Street; both streets are public, which will be maintained as public streets. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 12 OF 30 No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The proposed site plan shows the curb cut at the entrance drive to be constructed out of concrete. The curb cut is approximately 24 feet from the west property line. The curb cut is approximately 115 feet from the intersection of Atlanta and 68th Avenue. Therefore, this criterion has been met. 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; According to the plans submitted, a concrete walkway extends from the entrance on the sow.th façade to the sidewalk of SW Atlanta Street. A second walkway is provided from SW 68 Parkway to the east entrance. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot, therefore, this standard does not apply. 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. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's plan shows the visual clearance area. The proposed building encroaches into a portion of the visual clearance triangle because of the Tigard Triangle building standards. When standards conflict, the Triangle standards shall govern, therefore the plan can remain as shown. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 13 OF 30 A Transportation Impact Analysis, prepared by Group Mackenzie, dated October 16, 2002, addresses sight distance standards. The report indicates that sight distance car_ be met to the west of the access drive, but not to the east at the intersection with SW 68t Parkway. The report further states that while recommended sight distance to the east cannot be met, vehicles turning out of the site can see vehicles stopped at the SW 68 h Parkway intersection and only ten percent of the site traffic is anticipated to turn left onto Atlanta Street. The engineer shall provide post-construction sight distance certification for the sight distance to the west, indicating the maximum sight distance achieved to the east. 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 approximately 115 feet west of SW 68th Parkway. The project has less than 150 feet of street frontage. The applicant has indicated that the driveway has been located as far to the west as possible and that a shared access is not possible due to existing topography. 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. The Tigard Triangle Standards classify both 68th Parkway and Atlanta Street as minor arterials. However, for the purpose of driveway spacing, they are considered collectors according to the Tigard Transportation Systems Plan. This project cannot meet the minimum driveway spacing due to limited frontage. The applicant has located the access as far west of the intersection as possible (115 feet) and has been granted an adjustment to the standard. Therefore, the proposed drive is in an acceptable location. 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 has one point of access into the parking lot that is 30 feet in width and provides 26 feet of pavement. A second entrance to the proposed parking area is from SW Baylor Street, which has been addressed above, under the "Joint Access" section of this chapter. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been fully met. CONDITION: Provide an access easement across the Baylor Office Building property to the south. Environmental Performance Standards (18.725): Noise: For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 14 OF 30 Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other pooint- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is office, which is an outright permitted use within the C-G zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been 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 site plan shows eleven Tatarian Maple street trees along SW 68`h Parkway and six along the frontage of SW Atlanta Street. The street trees fall into the small-sized tree category of the standard above and can be spaced no more than 20 feet apart. The site plan shows the trees to be planted at a spacing of 15 feet apart. Therefore, the applicant is required to plant street trees no less than 20 feet apart. 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. All properties surrounding the subject property are zoned MUE. However, the two properties abutting the subject property to the west are developed with single-family homes. Both of the homes are currently utilized for commercial use without land use approval. Enforcement actions have begun. In any case, a "C" buffering standard is required at the west end of the property. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 15 OF 30 The applicant has provided a landscape plan that shows the west property buffered to a C-3 standard, which requires a 6-foot-wide landscaped buffer planted with trees and shrubs with a 4-foot-high cedar fence on top of a 6-foot-tall retaining wall. Therefore, this standard has been satisfied. 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 area is screened to the north by a 504 square foot landscaped buffer. A combination of low lying and vertical shrubbery and trees will be used as screening. The parking area is screened/buffered to the west by a 6-foot-wide landscaped buffer with a 4-foot cedar fence Qn top of a 6-foot-tall retaining wall. The east portion of the parking lot is screened from SW 68 Parkway by a 1,290 square foot landscaped area consisting of low lying and vertical shrubbery and trees. The proposed parking area is not screened from the southern Pproperty line due to the abutting parking area of the Baylor Street Office building. The parking ot consists of 20 parking stalls. According to the above standard, the applicant is required to plant one parking lot tree for every seven spaces. Therefore, the applicant is required to plant a total of two parking lot trees within three-foot-wide landscaped islands. The applicant's plan shows trees to be planted along the entire west side of the parking area, which will create the canopy effect that the above standard calls for. The submitted plan also shows parking stalls to be staggered by two feet for a continuous break along the entire west side of the property. Based on the analysis above, the applicant has met the intent of the standard. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has indicated that the proposed building will use the existing trash enclosure located on the Baylor Office Building site, which is also owned by the applicant. Currently, the existing refuse container is located within a 6-foot solid wood fence. The applicant will be conditioned further on in this decision to submit access and maintenance rights for the existing refuse container. Therefore, this standard has been satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The narrative indicates the refuse container area is contained within a 6-foot solid wood fence. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Street trees must be planted no less than 20 feet apart. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 16 OF 30 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 proposed development meets the minimum standards method of compliance as specified in Section 18.755.040.c. This method specifies a minimum storage area requirement based on the size and general use category of the new construction. This method is appropriate when the specific use of the building is unknown. Non-residential office buildings must provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA). The proposed building contains 6,456 square feet GFA, requiring 36 square feet of storage. The applicant is proposing to use the existing facility of the adjoining Baylor Office Building which has approximately 173 square feet of storage area. However, because the storage facility is located on the adjoining property, the applicant is required to provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 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 after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The existing refuse container area is accessed from the parking lot and is visible from both the Baylor Office Building and the proposed Atlanta Office Building in order to enhance security for users. The proposed refuse container will not occupy any parking stalls and screening has been addressed above under Chapter 18.745 (Landscaping and Screening). 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 storage area is located at the northwest corner of the adjoining Baylor Office Building parcel. Its dimensions are approximately 10.5 feet by 16.5 feet. The openings are designed to allow for adequate access for haulers as indicated in the letter provided by Pride Disposal, the franchise hauler for the area. Therefore, this criterion has been satisfied. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met: CONDITION: Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 17 OF 30 Off-Street Parking and Loading (18.765): • Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project, at the furthest point away from the proposed building is 95 feet. The building itself is proposed to be 6,456 square feet. The applicant is proposing the building to be occupied with an office use. Based on Table 18.765.2, (Minimum and Maximum Parking) office use is required to provide a minimum of 2.7 spaces per 1,000 square feet and a maximum of 3.4 spaces per 1,000 square feet. Therefore, the building is required to provide at minimum 17 parking spaces and a maximum of 21 spaces. The site plan shows the site to have 20 parking spaces. Therefore, this criterion has been met. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. The subject parking lot lies adjacent to the parking lot of the Baylor Street office building. However, joint parking has not adjacent proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 18 OF 30 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 associated with the office building has a total of 20 parking spaces. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 20 parking spaces, therefore, one van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one ADA space that will be 9 feet wide with an 8-foot aisle. Therefore, this standard has been 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 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation) and access is not proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety . The plans submitted show the parking spaces will be clearly marked with striping. However, there are two entrances that cars will use to access the site. Therefore, the applicant is required to clearly mark the directional flow of traffic with directional arrows. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 19 OF 30 The plans submitted by the applicant indicate that wheel stops will be installed on all of the • parking spaces. Therefore, this criterion has been 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 arking 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. The applicant's plans indicate that 50 percent of the parking stalls will be standard stalls of 9 feet by 18.5 feet and 50 percent will be compact stalls of 8 feet by 16.5 feet. The access aisle will be 25.5 feet wide. Therefore, this standard has been 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide a 3-stall bicycle rack. The site plan shows the area of which, according to the narrative, a proposed 4-stall bicycle rack will be located. The proposed bike rack is approximately 20 feet from the main entrance of the parking area. Therefore, this standard has been met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. 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. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building is required to provide a 3-stall bicycle rack. The applicant is providing a 4-stall bicycle rack. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 20 OF 30 Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Use is 2.7 spaces per 1,000 square feet. Based on a 6,456 square foot building, the applicant is required to provide a minimum of 17 parking spaces. The plans provide 20 parking spaces; therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is less than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. Submit details of the bicycle rack to be used. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. 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 rovided 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 a report prepared by a certified arborist indicating that there are a total of eight trees over 12-inches in diameter. Of the eight trees over 12-inches in diameter, four of them are considered hazardous. The applicant proposes to remove all of the trees on site. Therefore, the applicant is required to mitigate for the remaining four trees over 12-inches in diameter equaling 69-inches. The applicant has submitted a landscape/tree plan which indicates 30-inches of Western Red Cedars will be planted on the east side of the property between the parking area and SW 68th Avenue. Therefore, the applicant is required to submit a mitigation plan for the remaining 39-inches. FINDING: Based on the analysis above, the tree removal standards have not been fully met, however, if the applicant complies with the condition listed below, the standards will be fully met: CONDITION: Provide a mitigation plan for 39 inches. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 21 OF 30 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's site plan indicates that the visual clearance triangle required for the proposed site is measured 35 feet from the right-of-way, a distance of 35 feet from the centerline of the access. A portion of the proposed building is located within the visual clearance triangle in order to meet setback requirements for the Tigard Triangle design requirements, which supersede all other standards. Therefore, this criterion has been satisfied. FINDING: Based on the analysis above, the vision clearance standards have been met. 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 previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. 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. The building has a 55-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Deputy Fire Marshall has submitted comments located under agency comments. FINDING: Based on the analysis above, this standard has been 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; NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 22 OF 30 D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. FINDING: Based on the Police Departments recommendations, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to 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 68th Parkway and SW Atlanta Street, which are not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Dimensional standards have been addressed above under Section 18.520.040 (Development Standards). However, Section 18.520.050 (Special Limitations on Uses) requires the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40 in the MUE zoning district. The subject site is approximately .37 acres (16,117 square feet), therefore, the proposed building cannot exceed 6,446 square feet. The applicant has proposed a 6,456 square foot building. FINDING: Based on the analysis above, the underlying zoning district standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITION: Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio (6,446 square feet). D. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 23 OF 30 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 Minor Arterial street to have a 70 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway and SW Atlanta Street, which are classified as minor arterials in the Tigard Triangle Design Standards. At present, there is approximately 35 feet of right-of-way (ROW) from centerline, according to the most recent tax assessor's map. SW 68th Parkway and SW Atlanta Street are currently paved, but not full improved to City standards. In order to mitigate the impact from this development, the applicant should construct half-street improvements along the frontage of this site. The applicant's plans show that they will make these improvements are part of their project. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plan shows proposed street grades for Atlanta Street to be less than 12%, therefore this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has indicated they will construct curb-tight sidewalks with planter strips. This does not meet the standard. The applicant shall provide a planter strip between the sidewalk and the curb. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in 68th Parkway. The applicant's plan shows they will serve the proposed development with a lateral that connects to this system. 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). NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 24 OF 30 There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. All runoff from this development will be detained onsite in a detention pipe and then released to the public storm sewer in Atlanta Street. 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. SW 68th Parkway is a proposed bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The amount of the striping would be as follows: . 145 feet of 8-inch white stripe, at $2.50/If $362.50 . 5 Mono-directional reflective markers @ $4.00/ea $ 20.00 . 1 Bike lane legends © $175/ea $175.00 . 1 Directional mini-arrows © $100/ea $100.00 $657.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The Transportation System Plan (TSP) designates 5 feet wide bicycle lanes for 68th Parkway from Highway 99 to SW Hampton Street. 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; NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 25 OF 30 • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway. If the fee in- lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 147 lineal feet; therefore the fee would be $4,042.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Group Mackenzie prepared a Transportation Impact Analysis for this development, dated October 16, 2002. They analyzed the following key intersections: • SW 72"d Avenue/SW Dartmouth • SW 68th Parkway/SW Dartmouth The intersections of SW Dartmouth at 68th and 72nd Avenues have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council require 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 this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Group Mackenzie's report shows that this project will generate approximately one PM peak hour trip to the intersection of SW 72' Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Group Mackenzie report shows that the project will generate approximately three (3) PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. The TEV for this intersection is estimated to be 2660 vehicles; therefore the project impact is approximately 0.11%. Based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,504.00. Funds for both intersections must be paid to the City prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 26 OF 30 Public Water System: The site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connections for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has shown that they can treat the net new impervious surface area runoff with a Storm filter Catch Basin unit manufactured by Stormwater Management, Inc. These units have proven effective at meeting the Phosphorous removal standard of CWS. The preliminary sizing calculations provided by the applicant's engineer show that a single cartridge unit will be sufficient for this development. 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. Site Permit Required: I he 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 27 OF 30 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 rojected 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 $24,495 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $76,547 ($24,495 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 $52,052. The applicant has proposed to construct half-street improvements along SW 68th Avenue and SW Atlanta Street. The cost of the improvements is expected to be $16,516 (3,575 square feet x $4.00 per square foot = $14,300 + 2,216 for signalization.) Thus, it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VI. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has provided the following comments: Please provide a "lighting plan" to determine lighting levels in and around the building. City of Tigard Water Department has reviewed the proposal and has no objections to it. City of Tigard Building Division has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Tualatin Valley Water District has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has provided the following comments: 1) PAINTED CURBS: 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) 2) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The minimum required fire flow is 2,169 gpm. Fire District records indicate the minimum fire flow is available, therefore fire flow data will not be required. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 28 OF 30 3) COMMERCIAL BUILDINGS - FIRE HYDRANTS: 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) 4) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: 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) 5) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 6) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 7) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: 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) 8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 29 OF 30 9) KNOX BOX: If a fire alarm, fire sprinkler system or elevator is installed, a Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (UFC Sec. 902.4) 10) BUILDING SURVEY: 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. To access this information via Internet, follow this link: SECTION VIII. 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 OCTOBER 7, 2003 AND BECOMES EFFECTIVE ON OCTOBER 22, 2003 UNLESS AN APPEAL IS FILED. Aea_ 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 OCTOBER 21, 2003. 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. Z. October 7 2003 -1' �► a 'e� c ei•egger DATE Associate Planner C_ � October 7,__2003 APPROVED BY: ichard H. B: ' dorff DATE Planning Ma lager I:\cu rpi n\mathew\sd r\SDR2003-00009.dec.dot NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 30 OF 30 . . --------BWATCAWFA-6--ittET-T----------------------------- ---- ----- - ........_ ... . _ _ ,/ -""r"I A 1 ,-.0.-i, _—_tve.-_ 17W_. ,/- „ , - 1111=111 -1— - V r--- • ,,,,, ,, / _ . ./. , , -----_ r--- .- ----- 1 $' , i , . 1 / , / .- . ■ I"' Ili XI L" N . / / / C .21 "..p if / // / / ,/ ... / ! D ze7 1 1 =. L i :) L. / / . / / 1- - / , .. ______ i .. ' Wejammiiimmil,/ , D OY AO / r Ailip *I/ IL / - 1 ' 0'6' ifror j ■• 1 ::.g. I—. r, ,is / / 03 (.0 , :___ t • / ( ,,Cr) /I/ , , , , , H _____ , 1 / 1 , 4) n.ov A ed, I ;• u - ----I — ...,i CITY OF TIGARD I SDR2003-00009 CITY Of TIGARD SITE PLAN N ATLANTA COMMERCIAL BUILDING (Map is not to scale) 1 j CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY I AP 3 (i) SDR2003-00009 ATLANTA COMMERCIAL // ....,....( BUILDING J.__ SITE A S S.W. CI N 1. , 1 -. W :1.7- - _SEER". I Q 111111 :.: - WW a ?< ei-gr�N�TA'_O 111111 '-' ' tip 5E14)14..9./ .-..C.venMlq.._.._,1,l�ki II 1 S.W.SOUTHVIEW S Tigard Area Map I.: .. Ln 0 E • CLINTON ST , N ' y• m 0 100 200 300 400 Feet i IP _ I = 1'=327 feet r ...._r-■ �!±a I City of Tigard S.W. DOUGLAS A DARTMOUTH ST Information on this map is la general location only and _____ 13125 1 should be verified with me Development Services Division. 13125 SW Hall Blvd \ \ Tgard,OR 97223 I+ (503)639-4171 SW DOUGLAS DR http://www.ci.tigard.or.us Community Development Plot date:Aug 25,2003;C:\magic\MAGIC03.APR NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00009 .141- CITY OF TIGARD Community rDeve1apment ATLANTA COMMERCIAL BUILDING Shaping A(Better Community 120 DAYS = 12/16/2003 SECTION I. APPLICATION SUMMARY FILE NAME: ATLANTA COMMERCIAL BUILDING CASE NOS.: Site Development Review (SDR) SDR2003-00009 Variance (VAR) VAR2003-00097 PROPOSAL: The applicant is requesting Site Development Review approval with an Adjustment to the minimum spacing of driveways and streets, in order to develop a .37 acre parcel with a two story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. OWNER: Malcolm & Sharon Eslinger LLC. & GSP, LLC. APPLICANT: Same 11575 SE Pacific Highway, PMB 160 Tigard, OR 97223 LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 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 (25Y) 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 OCTOBER 7, 2003 AND BECOMES EFFECTIVE ON OCTOBER 22, 2003 UNLESS AN APPEAL IS FILED. AAppeal_: 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 OCTOBER 21, 2003. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. I \ ,.CITY O.TIGARD • ..... Aril t E ---- ,-. VICINITY MAP BMW SDR2003-00009 9 a ATLANTA COMMERCIAL BUILDING 1 >aA aw W O� _ I olm .. ST �"' — !i; ..1111=�� i ILI Id Fp , , a,w,—�"�a a .s..wr 5T Li. Oil .: y 1. mmamiles ® M 1 I 01.. )ll pq e® e wl. oauow r.....r...... .. DARTMOUTH ST l I I I `� _. wwwuo. rmw.rwr _. .. I � � awaa�i..°tli.' w•+ BW Al CANTA STREET _ 141 / , / ---, 15.7.- „Il ! , ' 11: _ 'Li. 256710-7-7," i / y t:w 1 — I 4/Z !i •a CITY OF TIGARD I SDR2003.00009 srre PLAN N ATLANTA COMMERCIAL BUILDING I(Map is not to scale) NOTICE TO MORTGAGEE, LIENHULDER,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 41* SITE DEVELOPMENT REVIEW TI CITY OF TIGARD Community DeveIopment Shaping A(Better Community DATE OF NOTICE: August 26, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00009 Type II Land Use Application FILE NAME: ATLANTA COMMERCIAL BUILDING PROPOSAL: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. 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: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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 SEPTEMBER 9, 2003. All comments should be directed to Mathew Scheidegger, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or Brad by e-mail to matts(a�ci.ticiard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 29, 2003. 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." ' T , Y a.o......co..e.GAR O..... VICINITY MAP NMI .I SDR2003-00009 ATLANTA COMMERCIAL BUILDING si -1 -.IA aw W +r�� a ST W • r F l 'I' LJJ ■■ s.w muiwtw Mom ST i :1111111 , -I s -_ m sup - •■ ' / Ciryga.a Aw. pyQ�y r, , . DARTMOUTH ST \ I I �•• l i rm '' :a REQUEST FOR COMMENTS PROJE�f TITLE: i 0 PLC mate., _ COUNTYWIDE TRAFFIC IMPACT FEE WORKSHEET APPLICANT. (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS CITY/ZIP/PHONE: TAX MAP NO.'. SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 253.00 BUSINESS AND COMMERCIAL $ 64.00 OFFICE eT233.00) INDUSTRIAL $244.00 INSTITUTIONAL $ 105.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LAND USE ^ 19 TEGORY DESCRIPTION OF USE WEEKDAY VG WEEKEND AVG. TRIP RATE 7/0 -OFF/LF TRIP RATE/( .3 / ( Fl BASIS: construct elue Nau) 6, me Vf Office . CALCULATIONS: Wert - &p r = G. 4 x /6.31 = /O513 TF , 10513X -Z33 .0°= a4 495:•q PROJECT v IPrERATION. FEE: / oi 495- FOR ACCOUNIING PURPOSES ONLY ADDITIONAL NOTES: Kb Cry 76i w. ROAD AMT.: 0? / (of TRANSIT AMT.: C a 171 PREPA BY. lo- 03 M MEMORANDUM CITY OF TIGARD, OREGON DATE: 9129103 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SDR2003-00009 Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's plan shows the visual clearance area. The proposed building encroaches into a portion of the visual clearance triangle because of the Tigard Triangle building standards. When standards conflict the Triangle standards shall govern, therefore the plan can remain as shown. A Transportation Impact Analysis, prepared by Group Mackenzie, dated October 16, 2002, addresses sight distance standards. The report indicates that sight distance can be met to the west of the access drive, but not to the east at the intersection with SW 68th Parkway. The report further states that while recommended sight distance to the east cannot be met, vehicles turning out of the site can see vehicles stopped at the SW 68th Parkway intersection and only ten percent of the site traffic is anticipated to turn left onto Atlanta Street. The engineer shall provide post-construction sight distance certification for the sight distance to the west and indicating the maximum sight distance achieved to the east. 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 ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 1 not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 115 feet west of SW 68th Parkway. The project has less than 150 feet of street frontage. The applicant has indicated that the driveway has been located as far to the west as possible and that a shared access is not possible due to existing topography. 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. The Tigard Triangle Standards classify both 68th Parkway and Atlanta Street as Minor Arterials. This project cannot meet the minimum driveway spacing due to limited frontage. The applicant has located the access as far west of the intersection as possible. This is an acceptable location. 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 Minor Arterial street to have a 70 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway and SW Atlanta Street, which are classified as Minor Arterials on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW from centerline, according to the most recent tax assessor's map. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 2 SW 68th Parkway and SW Atlanta Street are currently paved, but not full improved to City standards. In order to mitigate the impact from this development, the applicant should construct half-street improvements along the frontage of this site. The applicant's plans show that they will make these improvements are part of their project. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plan shows proposed street grades for Atlanta Street to be less than 12%, therefore this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has indicated they will construct curb-tight sidewalks with planter strips. This does not meet the standard. The applicant shall provide a planter strip between the sidewalk and the curb. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in 68th Parkway. The applicant's plan shows they will serve the proposed development with a lateral that connects to this system. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 3 Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. All runoff from this development will be detained onsite in a detention pipe and then released to the public storm sewer in Atlanta Street. 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. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 4 SW 68th Parkway is a proposed bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The amount of the striping would be as follows: • 145 feet of 8-inch white stripe, at $2.50/If $362.50 • 5 Mono-directional reflective markers @ $4.00/ea $ 20.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $657.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The TSP designates 5 feet wide bicycle lanes for 68th Parkway from Highway 99 to SW Hampton Street. 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. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 5 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 147 lineal feet; therefore the fee would be $ 4042.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Group Mackenzie prepared a Transportation Impact Analysis for this development, dated October 16, 2002. They analyzed the following key intersections: SW 72nd Avenue/SW Dartmouth SW 68th Parkway/SW Dartmouth The intersections of SW Dartmouth at 68th and 72nd Avenues have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of$20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 6 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Group Mackenzie's report shows that this project will generate approximately one PM peak hour trip to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Group Mackenzie report shows that the project will generate approximately three (3) PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. The TEV for this intersection is estimated to be 2660 vehicles; therefore the project impact is approximately 0.11%. Based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1504.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: The site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connections for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has shown that they can treat the net new impervious surface area runoff with a Stormfilter Catch Basin unit manufactured by Stormwater Management, Inc.. These units have proven effective at meeting the Phosphorous removal standard of CWS. The preliminary sizing calculations ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 7 provided by the applicant's engineer show that a single cartridge unit will be sufficient for this development. 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. 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 $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 8 Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement work in 68th Parkway and Atlanta Street 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. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Atlanta. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 9 L. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW 68t Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable). The construction plans shall be revised to show sidewalks along the frontage separated from the curb by a planter strip. A profile of SW Atlanta Street shall be required, extending 300 feet to either side of the subject site showing the existing grade and proposed future grade. 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. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building 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 pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of $712.00. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of $1504.00. 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. The applicant's engineer shall provide post-construction sight distance certification to the west and indicate the maximum sight distance achieved to the east. 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). Prior to final building inspection, the applicant shall pay $657.50 to the City for the striping of the bike lane along the frontage of SW 68yh Parkway. The applicant shall either place the existing overhead utility lines along SW 68th Parkway underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4042.50 and it shall be paid prior to the final building inspection. 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 ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 11 requirements of the manufacturer, for the proposed onsite storm water treatment facility. 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. ENGINEERING COMMENTS SDR2003-00009 Atlanta Building PAGE 12 . ....: .A. REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community DATE: August 26,2003 TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division l �b 11 STAFF CONTACT:L.D Mathew Scheidegger,Associate Planner[x24311 Phone: 15031639-4171/Fax: [5031684-1297 SITE DEVELOPMENT REVIEW ISDRI 2003-00009 ATLANTA COMMERCIAL BUILDING Q REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1 S136DD, Tax Lot 900. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. 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, gfERNBIEDIIINWIRIE-OMIVIEWISIPIEACINIIIBMIESERTEEMBERIA 2001M You may use the space provided bellow or attach a separate letter to return your comments. It 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. p l*ASEIyCH*�!; '*li; E ipLOWlNGVIEMS,:��H TI opL'y' 'I L, .:111 'i Ii I, I,1 LI 1J : A 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: 5 Name & Number of Person Commenting: i, s^ �a� �� TOO[A XV3 LT:6T £OOZ/LZ/80 REQUEST FOR COMMENTS CITY OF'IIGARD Community(Development Shaping Better Community DATE: August 26,2003 TO: Barbara Shields,Long Range Planning Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner 1x24311 Phone: (503)639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW[SORT 2003-00009 ATLANTA COMMERCIAL BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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: SEPTEMBER 9, 2003. 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: OGf 4 11- � J-1 /( 4 Agebo REQUEST FOR COMMENTS CITTYO TIGARD Community(Deveropment Shaping Better Community DATE: August 26,2003 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [503)639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR)2003-00009 ATLANTA COMMERCIAL BUILDING I REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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: SEPTEMBER 9, 2003. 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: P\e otce., Qlw \\tk. flan " kk tiN 11234 wR15 “"41‘4 c t jc X buy\d. Name & Number of Person Commenting: 31vJ0\F 25-(01 REQUEST FOR COMMENTS CITY OFTIGARD Community(Development SlzapingA Better Community DATE: August 26,2003 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x24311 Phone: 15031639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00009 ATLANTA COMMERCIAL BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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: SEPTEMBER 9, 2003. 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: bq)-4 Name & Number of Person Commenting: ofr-- Q REQUEST FOR COMMENTS CITY TIGARD Community Development Shaping A Better Community DATE: August 26,2003 TO: Brian Blalock,Commercial Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4171/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00009 ATLANTA COMMERCIAL BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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: SEPTEMBER 9, 2003. 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: THE /7A/it) Ft.°0k SHALL HAk'• AN CxT Iz.dolt A-<<ES.s/PL E Rovre cotiNeci 7-0 T// UPPex FLooL OA AU ELCvATO R_ coat- .B� gc-•-Q aLp Name & Number of Person Commenting: / /4p roltoc r % Z 9,34 REQUEST FOR COMMENTS CITY OFFTIOARD Community Development Shaping Better Community DATE: August 26,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2437) Phone: (503)639-4171/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW[SDRI 2003-00009 r ATLANTA COMMERCIAL BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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: SEPTEMBER 9, 2003. 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: CITY ' TIGARD REQUEST FOR COI ENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: �m4" FILE NAME: - a - - �uQ. s s!_,.; . . CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central ASZast ❑South OWest OProposal Descrip. in Library CIT Book CITY OFFICES DA,41 P f 44_ )'—LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEP anning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official NGINEERING DEPTJKi cMillan,Dvlpmnt.Review Engineer WATER DEPT./Dennis Koellermeier,Public Works Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORK ,Property Manager _PUBLIC WORKS/Matt Stine,Urban Forester PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST. TUALATIN VALLEY FIRE&RESCUE* ,.71.TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 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 V 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(Powertines 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(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(IOAruRS) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator Phil Healy(IGAiuRe) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) >4-Steve Conway(General Apps) 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer icPuzcA,MS,. Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 15 Doria Mateja(ZCA)Ms to _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Speaahst PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,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. RI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Randy Bice (s..Mop A,Area Contact) (If Project is wdhin Y.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 V PORTLAND GENERAL ELECTRIC D<NW NATURAL GAS COMPANY X VERIZON WEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,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..MwioA,.•cm■sp Diana Carpenter,APp,Eorn,,,se mow, 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\pattyvtiasters\Request For Comments Notification List.doc (UPDATED: 17-Jul-03) (Also update:"i:\curpin\setup\labels\annexation_utilities and franchises.doc-when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING CIT�YO TLD Community cDevetopment Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, 'Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) E8 NOTICE OF DECISION FOR: SDR2003-00009/VAR2003-00097 — ATLANTA COMMERCIAL BUILDING ❑ 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 October 1,2003, and deposited in the United States Mail on October 1,2003, postage prepaid. ,4111111b,.111PAIVAik.s., .a- a--..e-1:tiWA IRM,Adii.i. STAr1t off'ovGow ) County of`Washington )ss. City of Tigard ) Subscribed and sworn/affir ed before me on the / / day of ``W , 2003. / - ~�~~�1o�lcl�l salmi- NO A'Y PUBLIC OF! '[GUN / +J `: J BENGTSON My Commission Expires: Z7 G 1 ' f. NOTARY PUBLIC•OREGON COMMISSION NO.368086 (1 MY COMMISSION EXPIRES APR.27,2007 EXHIBIT Pt NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00009 CITY OF TIOARD Community(Deve[opment ATLANTA COMMERCIAL BUILDING Shaping A Better Community 120 DAYS = 12/16/2003 SECTION I. APPLICATION SUMMARY FILE NAME: ATLANTA COMMERCIAL BUILDING CASE NOS.: Site Development Review (SDR) SDR2003-00009 Variance (VAR) VAR2003-00097 PROPOSAL: The applicant is requesting Site Development Review approval with an Adjustment to the minimum spacing of driveways and streets, in order to develop a .37 acre parcel with a two story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. OWNER: Malcolm & Sharon Eslinger LLC. & GSP, LLC. APPLICANT: Same 11575 SE Pacific Highway, PMB 160 Tigard, OR 97223 LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 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 a 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 OCTOBER 7, 2003 AND BECOMES EFFECTIVE ON OCTOBER 22, 2003 UNLESS AN APPEAL IS FILED. AAppeal: 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 OCTOBER 21, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. —--r _ --- l'r CITY OI�T IIGG ASR n�ef \ nC1NIe■ PlAP -_ _ 1 1 SDR2003 00009 ATLANTA COMMERCIAL BUILDING w mom iiIkH ( i e.w ..ovira.m.EN -- ■ _�-- �" , r--- _ 4 �s.w wNI�Y 1!, i'. . Ip I I TioN__ _, i ST L1 17i i = ■ a \ City of Tigard DARTMOUTH ST oaI .-,.w_..T..._..+..ww.v- i __.,e_ $ITV ATLANTA STREET r_ - -- Iii N . i --, 1 FY ! Y /z// / .=.0 7 j . i 1�. / R - / . l4 % 0► CITY OF TiGARD I SDR2003-00009 I siTE PLAN N ATLANTA COMMERCIAL BUILDING (Map is not to scale) 1 S 136D D-01702 1 S 136DA-02200 EXHIBIT CARL H JOHNSON FAMILY L P II GORGER RICHARD A/MOLLY J BY JOHNSON CARL H PO BOX 926 8965 SW BURNHAM WILSONVILLE,OR 97070 TIGARD,OR 97223 1S136DD-01700 1S136DD-00200 CA'. H JOHN 2N FAMILY L P II GREEN JOSEPH W BY JO t CARL H PO BOX 759 8965 •1 BU' AM PORTLAND,OR 97207 T :ARD,OR 97223 136DD-01500 1 S 136DD-00900 C•' H JOH •N FAMILY L P II GSP LLC BY JO • CARL H 2197 MARYLWOOD CT 8965 ' Bb' HAM WEST LINN,OR 97068 ARD,OR 97223 1 S 136DD-03800 136DD-0130 CASEY EDWARD L JR& GS LC CASEY PATRICK D 2197 WOOD CT BY COMMERCIAL REALTY MGMT GRP ST LINN,OR 97068 PO BOX 1898 CLACKAMAS,OR 97015 1S136DD-01800 1 S 136DD-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1S136DD-01900 1S136D0-00301 C•: JOHN C•" & HARTUNG RICHARD& OLSE •' G TRUSTEE LESLIE TIMOTHY J 6941 :v BA -•R ST 6950 SW HAMPTON STE 160 T GARD,OR 97223 TIGARD,OR 97223 1 S 136DD-02500 1 S 136DD-00400 DICKEY VELDA A HA' UNG RI -ARD& Go POLLOCK DONALD E LESLIE • iOTHY J 1834 SW 58TH#202 6951 : HA - ON STE 160 PORTLAND,OR 97221 ARD,OR 97223 1 S 136DD-00800 1 136DD-00500 FAMILY BAPTIST CHURCH HA' UNG RI ARD& 11585 SW 67TH LESLI *THY J TIGARD,OR 97223 6951 : H• '•TON STE 160 T ARD,OR 97 23 is 136DD-04000 1 S 136DD-03301 GOOLD PHILIP A&REBECCA J HUG RICK L&JANETTE 41 CHURCHILL DOWNS 1152 SW TROON LAKE OSWEGO,OR 97035 LAKE OSWEGO,OR 97034 1 S 136 D D-03900 1 S 136D D-03300 G D PH A&REBECCA J HU K JANETTE 41 C HILL DOWNS 1152 T ON E OSW 0,OR 97035 L E OSWEGO,OR 97034 1 S 136DD-01000 1 S 136 DA-02300 JOHNSEN BRADLEY S&LAURA C OREGON EDUCATION ASSN FAMILY TRUST 6900 SW ATLANTA ST BY BRADLEY S/LAURA C JOHNSEN TRS TIGARD,OR 97223 PO BOX 762 BEAVERTON,OR 97075 1 S 136 D D-01701 1 36 DA-02301 LAW JOHN C OR' ON .UCATION ASSN 6945 SW BAYLOR ST 690• :; AINES RD TIGARD,OR 97223 T ARD,0' • 223 1 S 136DC-00100 1 S 136DA-00101 LEISER ANNE TRUSTEE OREGON STATE OF PUBLIC 6009 SW PENDLETON CT EMPLOYEES'RETIREMENT FUND PORTLAND,OR 97221 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136 D D-01200 1 S 136D D-03400 MATHEWS SEAN A PNWP LLC#2 11600 SW 69TH AVE 9665 SW ALLEN BLVD#115 TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 136DD-00700 1 S 136 D D-02100 MERCER ROSS L&VICKI L POLLOCK DONALD E/JULIA GAIL BY HEALTH PHYSICS NORTHWEST 1834 SW 58TH#202 11535 SW 67TH PORTLAND,OR 97221 TIGARD,OR 97223 1 S 136 DD-00801 1 S 136D D-01100 MERCER ROSS L&VICKI L RHEE PYUNG NAI&SOO NAM 11535 SW 67TH 11570 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 is 136DD-02700 1 S 136DD-02900 MILLER LAVIDA E ROOT GORDON C& 6870 SW BAYLOR ST ROOT WILMA L& TIGARD,OR 97223 ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-02800 1 S 136DC-02600 MOORE GLENN L AND SHARON L SCHULTZ MARK E AND LAURA K 11710 SW 69TH AVE 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 136DD-02890 1 S136DD-02600 MO E G L AND SHARON L SMITH DEAN W& 1171 TH AVE SMITH JO ANN MONDELLI TRS T ARD,OR 9 23 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-00902 1 S 136 DD-02400 OREGON EDUCATION ASSN STERNBERG FAMILY LIMITED PARTNER 6900 SW HAINES 8310 SW 10TH AVE TIGARD,OR 97223 PORTLAND,OR 97219 • 1 S 136DD-03200 STROJNY JUDY LORRAINE& BALDWIN DIANE LOUISE 555 CHESTERTOWN ST GAITHERSBURG, MD 20878 1 S 136DD-03290 S '•JNY JUDY ORRAINE& BALDWI I • E LOUISE 555 • TE' •WN ST •ITHERSBURG,MD 20878 1S136DA-02• TIG•'• TYOF 131 S► ALL T ARD,OR 97223 1 S136DD-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S136DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON,OR 97006 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 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Crag head 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 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 AFFIDAVIT OF MAILING OF TIGARD Community Devetopment Shaping 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 of7igar , Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-00009/ATLANTA COMMERCIAL BUILDING 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 August 26,2003, and deposited in the United States Mail on August 26,2003, postage prepaid. 4,4ze.; f ((:) 401, . ,/e____s et-) . . 1111:: I 4 , (Person that Prepared Notice) STATE OAF OWLEGON ) County off`Washington )ss. City of 7cgard ) Subscribed and sworn/affir ed before me on the day of Aktf//141-4-P-A/ , 2003. r : OFFICIAL SEAL el.� F J BENGTSON !} NOTARY PUBLIC-OREGON (? COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 :1i ARY PU OF OREGON 17, / ,�� G�7 My Commission Expires: / NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TY CITY OF TIGARD Community Deve(opment Shaping A Better Community DATE OF NOTICE: August 26, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00009 Type II Land Use Application FILE NAME: ATLANTA COMMERCIAL BUILDING PROPOSAL: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. 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: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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 SEPTEMBER 9, 2003. All comments should be directed to Mathew Scheidegger, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or Brad by e-mail to matts(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 29, 2003. 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." s : viaNITY MAP SDR2003-00009 IATLANTA COMMERCIAL limnBUILDING 111111 .1 FA aw. li_7. ,,,,..2c.(7_19 ( i f."---- i : '...1 1 1 _'° *!' dIJii ' '•• ..s N / - rail/ ..w�r_=_O I IIM 111 * '''' ''' ''' El AM iti - al City of Tigard DARTMOUTH ST aw. oaia,r it ............................. I71 ----7 l ] I 1 1360D-61702 1 S 136DA-02200 CARL H JOHNSON FAMILY L P II GORGER RICHARD A/MOLLY J EXHIBIT BY JOHNSON CARL H PO BOX 926 8965 SW BURNHAM WILSONVILLE,OR 97070 TIGARD,OR 97223 1 S 136D D-01700 1 S 136DD-00200 CA'. H JOHN aN FAMILY L P II GREEN JOSEPH W BY JO CARL H PO BOX 759 8965 • BU' .AM PORTLAND,OR 97207 T LARD,OR 97223 136D D-01500 1S1 36 DD-00900 C'' H JOH •N FAMILY L P II GSP LLC BY JO i CARL H 2197 MARYLWOOD CT 8965 : B1'NHAM WEST LINN,OR 97068 ARD,OR 97223 1S13600-03800 13600-0130 CASEY EDWARD L JR& GS LC CASEY PATRICK D 2197 WOOD CT BY COMMERCIAL REALTY MGMT GRP ST LINN,OR 97068 PO BOX 1898 CLACKAMAS,OR 97015 1 S 136DD-01800 1 S 136DD-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DD-01900 1 S 136DD-00301 C• JOHN C•" & HARTUNG RICHARD& OLSE ' G TRUSTEE LESLIE TIMOTHY J 6941 :1 BA _•R ST 6950 SW HAMPTON STE 160 T GARD, OR 97223 TIGARD,OR 97223 1 S136DD-02500 1 S136DD-00400 DICKEY VELDA A HA UNG RI ARD& do POLLOCK DONALD E LESLIE OTHY J 1834 SW 58TH#202 695 HA ON STE 160 PORTLAND,OR 97221 ARD,OR 97223 1S13600-00800 1 136D0-00500 FAMILY BAPTIST CHURCH H• ' UNG RI ARD& 11585 SW 67TH LESLI • •THY J TIGARD,OR 97223 6951 : H• 'TON STE 160 T ARD,OR 97 23 1 S 136DD-04000 1 S 136DD-03301 GOOLD PHILIP A&REBECCA J HUG RICK L&JANETTE 41 CHURCHILL DOWNS 1152 SW TROON LAKE OSWEGO,OR 97035 LAKE OSWEGO,OR 97034 1S13600-03900 1 S 136DD-03300 G D PH A&REBECCA J HU K JANETTE 41 C HILL DOWNS 1152 T ON E OSW 0,OR 97035 L E OSWEGO,OR 97034 1 S 136DD-01000 1 S 136DA-02300 JOHNSEN BRADLEY S&LAURA C OREGON EDUCATION ASSN FAMILY TRUST 6900 SW ATLANTA ST BY BRADLEY S/LAURA C JOHNSEN TRS TIGARD,OR 97223 PO BOX 762 BEAVERTON,OR 97075 1 S 136 D D-01701 1 36 DA-02301 LAW JOHN C OR ON oUCATION ASSN 6945 SW BAYLOR ST 6901 i AINES RD TIGARD,OR 97223 T ARD,O' • 223 1 S 136DC-00100 1 S 136DA-00101 LEISER ANNE TRUSTEE OREGON STATE OF PUBLIC 6009 SW PENDLETON CT EMPLOYEES'RETIREMENT FUND PORTLAND,OR 97221 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136D D-01200 1 S 136DD-03400 MATHEWS SEAN A PNWP LLC#2 11600 SW 69TH AVE 9665 SW ALLEN BLVD#115 TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 136DD-00700 1S136DD-02100 MERCER ROSS L&VICKI L POLLOCK DONALD E/JULIA GAIL BY HEALTH PHYSICS NORTHWEST 1834 SW 58TH#202 11535 SW 67TH PORTLAND,OR 97221 TIGARD,OR 97223 1 S 136 DD-00801 1 S 136DD-01100 MERCER ROSS L&VICKI L RHEE PYUNG NAI&SOO NAM 11535 SW 67TH 11570 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 is 136DD-02700 is 136DD-02900 MILLER LAVIDA E ROOT GORDON C& 6870 SW BAYLOR ST ROOT WILMA L& TIGARD,OR 97223 ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136 DD-02800 1 S 136DC-02600 MOORE GLENN L AND SHARON L SCHULTZ MARK E AND LAURA K 11710 SW 69TH AVE 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DD-02890 1 S 136DD-02600 MO E G L AND SHARON L SMITH DEAN W& 1171 TH AVE SMITH JO ANN MONDELLI TRS T ARD,OR 9 23 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-00902 1 S 136 DD-02400 OREGON EDUCATION ASSN STERNBERG FAMILY LIMITED PARTNER 6900 SW HAINES 8310 SW 10TH AVE TIGARD,OR 97223 PORTLAND,OR 97219 1 S 136DD-03200 STROJNY JUDY LORRAINE& BALDWIN DIANE LOUISE 555 CHESTERTOWN ST GAITHERSBURG,MD 20878 1 S 136D D-03290 S '•JNY JUDY ORRAINE& BALDWI I E LOUISE 555 • TE' •WN ST .•ITHERSBURG,MD 20878 1 S 136 DA-02 TIG•*r ' TYOF 131 S►, ALL T ARD,OR 97223 1 S 136 DD-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S136DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON,OR 97006 MALCOLM & SHARON ESLINGER LLC & GSP, LLC 11575 SW PACIFIC HwY, PMB 160 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 Dieter Jacobs 7775 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 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 AFFIDAVIT OF MAILING CITYOFTIGARD Community(Development Shaping/Better Community I, c1'atricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of 7igardd,''""Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-00009/VAR2003-00091 — ATLANTA COMMERCIAL BUILDING ❑ 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 October 1,2003, and deposited in the United States Mail on October 1,2003, postage prepaid.rfA, -,‘,& (Pers n that' epared Notic•) STATE Off'OcON ) County:it-Washington )ss. City of igard ) Subscribed and sworn/afined before me on the /7 day of-R , 2003. --,-1-7361 .' (III OFFIC A NOTARY PUB[tt F OREGON 4'04 tP, . J BENGTSON j ? NOTARY PUBLIC OREGON My Commission Expires: '7` ( 7 7 COMMISSION NO.368086 MY COMMISSION EXPIRES PR.2 ) EXHIBIT. A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00009 CITY OF TIOARD ATLANTA COMMERCIAL BUILDING CommunityDeve1opment Shaping A Better Community 120 DAYS = 12/16/2003 SECTION I. APPLICATION SUMMARY FILE NAME: ATLANTA COMMERCIAL BUILDING CASE NOS.: Site Development Review (SDR) SDR2003-00009 Variance (VAR) VAR2003-00097 PROPOSAL: The applicant is requesting Site Development Review approval with an Adjustment to the minimum spacing of driveways and streets, in order to develop a .37 acre parcel with a two story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. OWNER: Malcolm & Sharon Eslinger LLC. & GSP, LLC. APPLICANT: Same 11575 SE Pacific Highway, PMB 160 Tigard, OR 97223 LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.370, 18.390, CRITERIA: 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 V. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1 . Provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one (1) year. Also, provide evidence that ground cover will be planted. 4. Provide an access easement across the Baylor Office Building property to the south. 5. Street trees must be planted no less than 20 feet apart. 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 8. Submit details of the bicycle rack to be used. 9. Provide a tree mitigation plan for 39 inches. 10. Submit a detailed lighting plan for the exterior of the building. 11 . Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio (6,446 square feet). 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: 12. Prior to issuance of a site permit, a Public Facility Improvement [PFI) permit is required for this project to cover the half-street improvement work in 68t Parkway and Atlanta Street 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). 13. 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. 14. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid loy the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 2 OF 30 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Atlanta. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW 68 Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a minor arterial street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron Of applicable). 17. The construction plans shall be revised to show sidewalks along the frontage separated from the curb by a planter strip. 18. A profile of SW Atlanta Street shall be required, extending 300 feet to either side of the subject site showing the existing grade and proposed future grade. 19. 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. 20. 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. 21. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 3 OF 30 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department pKim IU cMillan,639-4171, ext. 2642) for review and approval: 22. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nu Avenue/Dartmouth Street in the amount of $712.00. 23. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68 h Avenue/Dartmouth Street in the amount of $1 ,504.00. 24. 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. 25. The applicant's engineer shall provide post-construction sight distance certification to the west and indicate the maximum sight distance achieved to the east. 26. Prior to final building inspection, the applicant shall provide the City with as-built p 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). 27. Prior to final building inspection, the applicant shgll pay $657.50 to the City for the striping of the bike lane along the frontage of SW 68 Parkway. 28. The applicant shall either place the existing overhead utility lines along SW 68th Parkway underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,042.50 and it shall be paid prior to the final building inspection. 29. 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. 30. 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. 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 Tax Map 1S136DD, Tax Lot 900. Based on this search, no other land-use cases were found. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 4 OF 30 Vicinity Information: The subject site is located on the south side of SW Atlanta Street and the west side of SW 68th Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the west is currently developed with a single-family home. This building is currently utilized for commercial use without land use approval. Enforcement actions have begun. The property to the south is developed as a commercial office building under the same ownership as the subject parcel. Site Information and Proposal Description: The applicant is requesting approval to develop a .37 acre parcel with a two-story 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.370 Variances and Adjustments) 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 DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: (Table is on the following page) NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 5 OF 30 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 21,780 sq.ft. Minimum Lot Width 50 ft. 115 ft. Minimum Setbacks -Front yard Oft[11] 2 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[8] 2 ft. --Rear yard 0/20 ft[8] 59 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 40 ft. Maximum Site Coverage[2] 85% 40% Minimum Landscape Requirement 15% 46% Minimum FAR N/A N/A Minimum Residential Density[4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. 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 ublic 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 6 OF 30 The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. 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 18.134 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 street spacing shall provide public street connections at intervals 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; 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 meets the Performance option. The roject fronts two minor arterials with its access to SW Atlanta Street. For the purpose of street spacing, vehicle and pedestrian trips, SW Atlanta and 68th Avenue are considered collectors according to the Tigard Transportation Systems Plan. Therefore, (a.) SW Atlanta Street is approximately 2/10 of a mile which requires a minimum of 2 intersections. Currently there are five (5) intersections. SW 68th Avenue is approximately (1) mile with eight (8) intersections. The shortest vehicle and pedestrian trip from a local origin to a collector (b. and c.), SW Atlanta Street, is zero. Therefore, this standard has been satisfied. 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. 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. South West 68th Parkway is designated as a minor arterial. Therefore, the propose building is required to occupy a minimum of 50 percent of the street frontage along SW 68 Parkway. The site plan shows the property to have 145 feet of frontage along SW 68th Parkway. Therefore, the building is required to occupy a minimum of 72.5 feet of the street frontage. The applicant's plans show the building to occupy approximately 80 feet of the street frontage. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 7 OF 30 Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is located on the corner of SW Atlanta St. and SW 68th Parkway. The setback of the proposed building along SW Atlanta Street is 2 to 19 feet. The setback along SW 68th Parkway is 2 to 13 feet . Therefore, the applicant is required to provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. Front Yard Setback Design: Landscaping,ing, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided 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 ing shall be developed to an L-1 standard on public streets and an L-2 standard accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and SW 68th Parkway. The proposed building is setback 2 feet from SW Atlanta Street, however, no landscaping is proposed to be planted. Therefore, the applicant is required to plant a minimum of low lying ground cover along the SW Atlanta Street frontage. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). 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. The applicant's plan shows a 6-foot-wide sidewalk will be provided from the east entrance to SW 68 Parkway and a 6-foot-wide sidewalk will be provided from the south entrance to SW Atlanta Street. Therefore, this standard has been satisfied. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. Thy building is oriented to the front of the lot abutting SW Atlanta Street to the north and SW 68t Parkway to the east. The parking lot is located on the west side of the building and occupies 46% of the total frontage along SW Atlanta Street. According to the standard, the 46% of the parking lot abutting SW Atlanta Street must be screened according to the L-1 landscape standard. Interior side and rear yards must be landscaped to an L-2 landscape standard. The L-1 and L-2 landscape standards refer to Chapter 18.745 when general landscaping of p arking lots is required. Therefore, parking lot landscaping will be addressed under Section 18.745.050.E. (1) Screening and landscaping of parking and loading areas. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 8 OF 30 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 building must have at a minimum, 50 percent of the ground floor wall area windows or display areas or doorway openings. The applicant has submitted elevation drawings that indicate that 50.4% of the ground floor wall area on the east side of the building that abuts SW 68th Parkway will be windows and glass doorways. The north elevation indicates that 47% of the ground floor wall area between 3 and 9 feet will be windows. Therefore, the applicant is required to provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. 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. The east facade facing SW 68th Parkway is approximately 81.5 feet in length, which requires one architectural feature according to the standard above. However, the applicant's plans call for variations in the form of 4-offsets along the entire frontage. The north facade extends 58 feet in length; a structural off-set is located at 48 feet. Therefore, the standard has been met. 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 shtRw three entrances into the building. One on the east side of the building facing SW 68 Parkway, one entrance on the south side of the building and an entrance on the west side of the building. All entrances are setback and covered. Therefore, this criterion has been 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 exterior of the building will be brick. No plain concrete walls will be revealed for more than two feet. Therefore, this standard has been satisfied. 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 a combination of roof shapes including gables and hips. Tile is the proposed roofing material, which is acceptable. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 9 OF 30 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. No roof-mounted equipment is proposed. Therefore, this standard does not apply. 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. 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 within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. 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 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 proposed parking lot is separated from SW 68th Parkway, by 28 feet of trees and vertical and low lying shrubbery. However, Staff cannot verify that the shrubs are a variety that will provide a 3-foot-high screen and 90% opacity within one (1) year. Also, no ground cover has been proposed. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 10 OF 30 The proposed site will take access from SW Atlanta, a local street. The L-2 landscape standards defer to Chapter 18.745 (Landscaping and Screening) which is discussed further in this decision. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. However, if the applicant complies with the conditions below, the Landscaping standard will be met. CONDITIONS: • Provide a plan showing the proposed building no greater than 10 feet from the adjoining right-of-way lines. • Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50% of wall area as windows, or display areas. • Submit information that verifies the plants to be used in screening the parking lot from SW 68 h Parkway will provide a 3-foot-high screen and 90 percent opacity with in one (1) year. Also provide evidence that ground cover will be planted. B. 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, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370): In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonable be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained below. The proposed driveway is approximately 115 feet west of SW 68th Parkway and 130 feet from SW 70th Ave. According to Section 18.705.030.H.3 and 4, of the Tigard Development Code, the minimum spacing of driveways and streets along a collector shall be 200 feet. The subject parcel at its furthest point away from SW 68th Parkway is 135 feet, and 200 feet from SW 70th. Therefore, it is impossible to lace the driveway 200 feet from the intersection of SW 68th and Atlanta Street, and the Tigard Triangle Design Standards prohibits the placement of the access drive at an intersection. This standard has been satisfied. Is it possible to share access; The applicant has indicated that the driveway has been located as far to the west as possible (115 feet) and that a shared access is not possible due to existing topography. There are no other alternative access points on the street in question or from another street; Access from SW 68th Parkway is prohibited by topography and the Tigard Triangle Design Standards are specific as to the placement of the proposed building. Any other alternative placement of the access drive off of SW Atlanta Street will put the drive closer to the intersection of Atlanta and 68th Parkway. Therefore, the proposed placement of the access drive is the best option. The access separation requirements cannot be met. The requested adjustment is to the separation standard between SW 70th and the proposed driveway and the proposed driveway and SW 68th Parkway. The standard requires a separation of 200 feet. The only logical placement of the access drive creates a separation of 150 feet from SW Atlanta, the greater separation of the two streets. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 11 OF 30 The request is the minimum adjustment required to provide adequate access; Allowing the adjustment to the placement of the proposed access drive is only possible way to access the site without putting the project in violation of other standards imposed by the Tigard Development Code. No matter where the access drive is on the subject site, it will not meet the separation standards of 18.705 Access Egress and Circulation. Therefore, the adjustment is the only option. The approved access or access approved with conditions will result in a safe access; As mentioned above, the proposed placement of the access drive is the only feasible portion of the parcel to place an access. Tualatin Valley Fire and Rescue has reviewed the proposal and has not indicated that the proposed access will in any way be detrimental to the safety of all that use the drive. Therefore, this standard has been satisfied. The visual clearance requirements of Chapter 18.795 will be met. Visual clearance triangles have been indicated on the proposed site plan showing triangles measured 35 feet from the right-of-way, a distance of 35 feet from the centerline of the access. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been fully met. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Atlanta Street, and SW Baylor Street through the adjoining parking lot of the Baylor Street Office building. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. As mentioned in the finding above, the proposed building's parking lot will be accessible through the parking area of the Baylor Office Building. Therefore, the applicant will be required to provide an access easement across the Baylor Office Building property. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Atlanta and Baylor Street; both streets are public, which will be maintained as public streets. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 12 OF 30 No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The proposed site plan shows the curb cut at the entrance drive to be constructed out of concrete. The curb cut is approximately 24 feet from the west property line. The curb cut is approximately 115 feet from the intersection of Atlanta and 68th Avenue. Therefore, this criterion has been met. 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; According to the plans submitted, a concrete walkway extends from the entrance on the sowsth façade to the sidewalk of SW Atlanta Street. A second walkway is provided from SW 68 Parkway to the east entrance. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot, therefore, this standard does not apply. 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. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's plan shows the visual clearance area. The proposed building encroaches into a portion of the visual clearance triangle because of the Tigard Triangle building standards. When standards conflict, the Triangle standards shall govern, therefore the plan can remain as shown. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 13 OF 30 A Transportation Impact Analysis, prepared by Group Mackenzie, dated October 16, 2002, addresses sight distance standards. The report indicates that sight distance car), be met to the west of the access drive, but not to the east at the intersection with SW 68t Parkway. The report further states that while recommended sight distance to tl1e east cannot be met, vehicles turning out of the site can see vehicles stopped at the SW 68`h Parkway intersection and only ten percent of the site traffic is anticipated to turn left onto Atlanta Street. The engineer shall provide post-construction sight distance certification for the sight distance to the west, indicating the maximum sight distance achieved to the east. 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 approximately 115 feet west of SW 68th Parkway. The project has less than 150 feet of street frontage. The applicant has indicated that the driveway has been located as far to the west as possible and that a shared access is not possible due to existing topography. 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. The Tigard Triangle Standards classify both 68th Parkway and Atlanta Street as minor arterials. However, for the purpose of driveway spacing, they are considered collectors according to the Tigard Transportation Systems Plan. This project cannot meet the minimum driveway spacing due to limited frontage. The applicant has located the access as far west of the intersection as possible (115 feet) and has been granted an adjustment to the standard. Therefore, the proposed drive is in an acceptable location. 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 has one point of access into the parking lot that is 30 feet in width and provides 26 feet of pavement. A second entrance to the proposed parking area is from SW Baylor Street, which has been addressed above, under the "Joint Access" section of this chapter. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been fully met. CONDITION: Provide an access easement across the Baylor Office Building property to the south. Environmental Performance Standards (18.725): Noise: For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 14 OF 30 Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other point- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is office, which is an outright permitted use within the C-G zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been 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 site plan shows eleven Tatarian Maple street trees along SW 68th Parkway and six along the frontage of SW Atlanta Street. The street trees fall into the small-sized tree category of the standard above and can be spaced no more than 20 feet apart. The site plan shows the trees to be planted at a spacing of 15 feet apart. Therefore, the applicant is required to plant street trees no less than 20 feet apart. 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. All properties surrounding the subject property are zoned MUE. However, the two properties abutting the subject property to the west are developed with single-family homes. Both of the homes are currently utilized for commercial use without land use approval. Enforcement actions have begun. In any case, a "C" buffering standard is required at the west end of the property. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 15 OF 30 The applicant has provided a landscape plan that shows the west property buffered to a C-3 standard, which requires a 6-foot-wide landscaped buffer planted with trees and shrubs with a 4-foot-high cedar fence on top of a 6-foot-tall retaining wall. Therefore, this standard has been satisfied. 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 area is screened to the north by a 504 square foot landscaped buffer. A combination of low lying and vertical shrubbery and trees will be used as screening. The parking area is screened/buffered to the west by a 6-foot-wide landscaped buffer with a 4-foot cedar fence Qn top of a 6-foot-tall retaining wall. The east portion of the parking lot is screened from SW 68 Parkway by a 1,290 square foot landscaped area consisting of low lying and vertical shrubbery and trees. The proposed parking area is not screened from the southern property line due to the abutting parking area of the Baylor Street Office building. The parking lot consists of 20 parking stalls. According to the above standard, the applicant is required to plant one parking lot tree for every seven spaces. Therefore, the applicant is required to plant a total of two parking lot trees within three-foot-wide landscaped islands. The applicant's plan shows trees to be planted along the entire west side of the parking area, which will create the canopy effect that the above standard calls for. The submitted plan also shows parking stalls to be staggered by two feet for a continuous break along the entire west side of the property. Based on the analysis above, the applicant has met the intent of the standard. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has indicated that the proposed building will use the existing trash enclosure located on the Baylor Office Building site, which is also owned by the applicant. Currently, the existing refuse container is located within a 6-foot solid wood fence. The applicant will be conditioned further on in this decision to submit access and maintenance rights for the existing refuse container. Therefore, this standard has been satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The narrative indicates the refuse container area is contained within a 6-foot solid wood fence. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Street trees must be planted no less than 20 feet apart. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 16 OF 30 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 proposed development meets the minimum standards method of compliance as specified in Section 18.755.040.c. This method specifies a minimum storage area requirement based on the size and general use category of the new construction. This method is appropriate when the specific use of the building is unknown. Non-residential office buildings must provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA). The proposed building contains 6,456 square feet GFA, requiring 36 square feet of storage. The applicant is proposing to use the existing facility of the adjoining Baylor Office Building which has approximately 173 square feet of storage area. However, because the storage facility is located on the adjoining property, the applicant is required to provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 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 after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The existing refuse container area is accessed from the parking lot and is visible from both the Baylor Office Building and the proposed Atlanta Office Building in order to enhance security for users. The proposed refuse container will not occupy any parking stalls and screening has been addressed above under Chapter 18.745 (Landscaping and Screening). 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 storage area is located at the northwest corner of the adjoining Baylor Office Building parcel. Its dimensions are approximately 10.5 feet by 16.5 feet. The openings are designed to allow for adequate access for haulers as indicated in the letter provided by Pride Disposal, the franchise hauler for the area. Therefore, this criterion has been satisfied. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met: CONDITION: Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 17 OF 30 Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project, at the furthest point away from the proposed building is 95 feet. The building itself is proposed to be 6,456 square feet. The applicant is proposing the building to be occupied with an office use. Based on Table 18.765.2, (Minimum and Maximum Parking) office use is required to provide a minimum of 2.7 spaces per 1 ,000 square feet and a maximum of 3.4 spaces per 1,000 square feet. Therefore, the building is required to provide at minimum 17 parking spaces and a maximum of 21 spaces. The site plan shows the site to have 20 parking spaces. Therefore, this criterion has been met. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. The subject parking lot lies adjacent to the parking lot of the Baylor Street office building. However, joint parking has not been proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total- long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 18 OF 30 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 associated with the office building has a total of 20 parking spaces. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 20 parking spaces, therefore, one van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one ADA space that will be 9 feet wide with an 8-foot aisle. Therefore, this standard has been 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 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation) and access is not proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety . The plans submitted show the parking spaces will be clearly marked with striping. However, there are two entrances that cars will use to access the site. Therefore, the applicant is required to clearly mark the directional flow of traffic with directional arrows. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 19 OF 30 The plans submitted by the applicant indicate that wheel stops will be installed on all of the parking spaces. Therefore, this criterion has been 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 arking 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. The applicant's plans indicate that 50 percent of the parking stalls will be standard stalls of 9 feet by 18.5 feet and 50 percent will be compact stalls of 8 feet by 16.5 feet. The access aisle will be 25.5 feet wide. Therefore, this standard has been 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1 ,000 square feet. Therefore, the proposed building will be required to provide a 3-stall bicycle rack. The site plan shows the area of which, according to the narrative, a proposed 4-stall bicycle rack will be located. The proposed bike rack is approximately 20 feet from the main entrance of the parking area. Therefore, this standard has been met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. 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. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building is required to provide a 3-stall bicycle rack. The applicant is providing a 4-stall bicycle rack. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 20 OF 30 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 18/65.2 states that the minimum parking for General Office Use is 2.7 spaces per 1,000 square feet. Based on a 6,456 square foot building, the applicant is required to provide a minimum of 17 parking spaces. The plans provide 20 parking spaces; therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is less than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. Submit details of the bicycle rack to be used. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. 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 rovided 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 a report prepared by a certified arborist indicating that there are a total of eight trees over 12-inches in diameter. Of the eight trees over 12-inches in diameter, four of them are considered hazardous. The applicant proposes to remove all of the trees on site. Therefore, the applicant is required to mitigate for the remaining four trees over 12-inches in diameter equaling 69-inches. The applicant has submitted a landscape/tree plan which indicates 30-inches of Western Red Cedars will be planted on the east side of the property between the parking area and SW 68th Avenue. Therefore, the applicant is required to submit a mitigation plan for the remaining 39-inches. FINDING: Based on the analysis above, the tree removal standards have not been fully met, however, if the applicant complies with the condition listed below, the standards will be fully met: CONDITION: Provide a mitigation plan for 39 inches. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 21 OF 30 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's site plan indicates that the visual clearance triangle required for the proposed site is measured 35 feet from the right-of-way, a distance of 35 feet from the centerline of the access. A portion of the proposed building is located within the visual clearance triangle in order to meet setback requirements for the Tigard Triangle design requirements, which supersede all other standards. Therefore, this criterion has been satisfied. FINDING: Based on the analysis above, the vision clearance standards have been met. 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 previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. 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. The building has a 55-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Deputy Fire Marshall has submitted comments located under agency comments. FINDING: Based on the analysis above, this standard has been 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; NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 22 OF 30 D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. FINDING: Based on the Police Departments recommendations, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to 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 68th Parkway and SW Atlanta Street, which are not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Dimensional standards have been addressed above under Section 18.520.040 (Development Standards). However, Section 18.520.050 (Special Limitations on Uses) requires the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40 in the MUE zoning district. The subject site is approximately .37 acres (16,117 square feet), therefore, the proposed building cannot exceed 6,446 square feet. The applicant has proposed a 6,456 square foot building. FINDING: Based on the analysis above, the underlying zoning district standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITION: • Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio (6,446 square feet). D. 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. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 23 OF 30 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 Minor Arterial street to have a 70 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway and SW Atlanta Street, which are classified as minor arterials in the Tigard Triangle Design Standards. At present, there is approximately 35 feet of right-of-way (ROW) from centerline, according to the most recent tax assessor's map. SW 68th Parkway and SW Atlanta Street are currently paved, but not full improved to City standards. In order to mitigate the impact from this development, the applicant should construct half-street improvements along the frontage of this site. The applicant's plans show that they will make these improvements are part of their project. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plan shows proposed street grades for Atlanta Street to be less than 12%, therefore this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has indicated they will construct curb-tight sidewalks with planter strips. This does not meet the standard. The applicant shall provide a planter strip between the sidewalk and the curb. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in 68th Parkway. The applicant's plan shows they will serve the proposed development with a lateral that connects to this system. 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). NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 24 OF 30 There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. All runoff from this development will be detained onsite in a detention pipe and then released to the public storm sewer in Atlanta Street. 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. SW 68th Parkway is a proposed bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The amount of the striping would be as follows: • 145 feet of 8-inch white stripe, at $2.50/If $362.50 • 5 Mono-directional reflective markers @ $4.00/ea $ 20.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $657.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The Transportation System Plan (TSP) designates 5 feet wide bicycle lanes for 68th Parkway from Highway 99 to SW Hampton Street. 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; NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 25 OF 30 • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway. If the fee in- lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 147 lineal feet; therefore the fee would be $4,042.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Group Mackenzie prepared a Transportation Impact Analysis for this development, dated October 16, 2002. They analyzed the following key intersections: • SW 72nd Avenue/SW Dartmouth • SW 68th Parkway/SW Dartmouth The intersections of SW Dartmouth at 68th and 72nd Avenues have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council require 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 this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Group Mackenzie's report shows thai this project will generate approximately one PM peak hour trip to the intersection of SW 72n Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Group Mackenzie report shows that the project will generate approximately three (3) PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Streef. The TEV for this intersection is estimated to be 2660 vehicles; therefore the project impact is approximately 0.11%. Based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,504.00. Funds for both intersections must be paid to the City prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 26 OF 30 Public Water System: The site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connections for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has shown that they can treat the net new impervious surface area runoff with a Storm filter Catch Basin unit manufactured by Stormwater Management, Inc. These units have proven effective at meeting the Phosphorous removal standard of CWS. The preliminary sizing calculations provided by the applicant's engineer show that a single cartridge unit will be sufficient for this development. 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. 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 27 OF 30 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 rojected 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 $24,495 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $76,547 ($24,495 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 $52,052. The applicant has proposed to construct half-street improvements along SW 68th Avenue and SW Atlanta Street. The cost of the improvements is expected to be $16,516 (3,575 square feet x $4.00 per square foot = $14,300 + 2,216 for signalization.) Thus, it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VI. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has provided the following comments: Please provide a "lighting plan" to determine lighting levels in and around the building. City of Tigard Water Department has reviewed the proposal and has no objections to it. City of Tigard Building Division has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Tualatin Valley Water District has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has provided the following comments: 1) PAINTED CURBS: 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) 2) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The minimum required fire flow is 2,169 gpm. Fire District records indicate the minimum fire flow is available, therefore fire flow data will not be required. NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 28 OF 30 3) COMMERCIAL BUILDINGS - FIRE HYDRANTS: 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) 4) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: 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) 5) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 6) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901 .4.3) 7) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: 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) 8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 29 OF 30 9) KNOX BOX: If a fire alarm, fire sprinkler system or elevator is installed, a Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (UFC Sec. 902.4) 10) BUILDING SURVEY: 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. To access this information via Internet, follow this link: SECTION VIII. 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 OCTOBER 7, 2003 AND BECOMES EFFECTIVE ON OCTOBER 22, 2003 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 OCTOBER 21, 2003. Questions: if you have any questions, lease call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. October 7 2003 per - - -7' m : ' a 'e� c eisegger DATE Associate Planner • 6c-t 1!" October 7 2003 APPROVED BY: Richard H. B- -dorff DATE Planning Ma Jager I:\cu rpin\mathew\sd r\S DR2003-00009.dec.dot NOTICE OF TYPE II DECISION SDR2003-00009/ATLANTA COMMERCIAL BUILDING PAGE 30 OF 30 a --- --- SW ATLANTA STREET 1.----_ ---------------------------------- g fi .na .,,� I n ; �i j/ I "s /; /// L..1 , .... , r ri ,/ 'co. C axr aC Z / / III i / / 'I ) ,/ / J so nes� ., ' / / J coact rrwrc ■a°r / u Inq av x gas' , / I c W ;a § �i I, F/' //1 ad / / CP g- , / , I / / / P hiiL CITY OF TIGARD f SDR2003-00009 CITY Of TIGARD -SITE PLAN N ATLANTA COMMERCIAL BUILDING (Map is not to scale) h ' Iy. CITY of TIGARD MN& fr, t GEOGRAPHIC INFORMATION SYSTEM vialernr te' s u, SDR2003-00009 r------;---- 1 ATLANTA COMMERCIAL BUILDING i SITEI I S L . sm. L>1 1 Nz.;s..!c, A 7 II ii.,,,. . r,..„ .: Pp '"'.".. II ha _-:..., r _ ► A BAYLOR ST �.�� DJ f:\„,::s l S.W.SOUTHVIEW S Tigard Area kW : i >- `° N N as CLINTON ST TT N 0 100 200 300 <oo Feet 7'=327 feet . 1 l_d. W I ' ' 0) CD oCity of Tigard $.W OOUGI.AS Information on This map is for general location only and sh should be verified with the Development Services Division. 13125 Tgard,SOR W Hall 97223 Blvd \ I ... DARTMOUTH ST t \ - — (503)639-a171 SW DOUGLAS OR Itllp:/AvNw.Ci Cigar..or.uS Plot date:Aug 25,2003:C:\magic\MAGIC03.APR Community Development EXHIBIT. Malcolm & Sharon Eslinger LLC. & GSP, LLC. SDR2003-00009 11575 SW Pacific Highway, PMB 160 ATLANTA COMMERCIAL BLDG. Tigard, OR 97223 Alex Hurley 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 GSP LLC & Malcom & Sharon Eslinger LLC 2197 Marylwood Ct West Linn, OR 97068 is 136DD-01702 1St 36DA-02200 CARL H JOHNSON FAMILY L P II GORGER RICHARD A/MOLLY J BY JOHNSON CARL H PO BOX 926 8965 SW BURNHAM WILSONVILLE,OR 97070 TIGARD,OR 97223 1 S 136D D-01700 1 S 136D D-00200 CA'• H JOHN aN FAMILY L P II GREEN JOSEPH W BY JO 0 CARL H PO BOX 759 8965 BU' .AM PORTLAND,OR 97207 T :ARD,OR 97223 136DD-01500 1S136DD-00900 C•' H JOH •N FAMILY L P II GSP LLC BY JO io CARL H 2197 MARYLWOOD CT 8965 ' BII HAM WEST LINN,OR 97068 ARD,OR 97223 1 S 13GDD-03800 136DD-0130 CASEY EDWARD L JR& GS LC CASEY PATRICK D 2197 WOOD CT BY COMMERCIAL REALTY MGMT GRP ST LINN,OR 97068 PO BOX 1898 CLACKAMAS,OR 97015 1 S 136D D-01800 1 S 136 D D-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DD-01900 1 S 136DD-00301 CS: JOHN C•" & HARTUNG RICHARD& OLSE " G TRUSTEE LESLIE TIMOTHY J 6944 : BA -•R ST 6950 SW HAMPTON STE 160 T ARD,OR 97223 TIGARD,OR 97223 1S1 36D D-02500 1 S 136 D D-00400 DICKEY VELDA A HA UNG RI ARD& do POLLOCK DONALD E LESLIE OTHY J 1834 SW 58TH#202 695 HA ON STE 160 PORTLAND,OR 97221 ARD,OR 97223 1 S 136DD-00800 1 136DD-00500 FAMILY BAPTIST CHURCH HA' UNG RI ARD& 11585 SW 67TH LESLI • •THY J TIGARD,OR 97223 695' : H 'TON STE 160 T ARD,OR 97 23 1 S 136 D D-04000 1 S 136D D-03301 GOOLD PHILIP A&REBECCA J HUG RICK L&JANETTE 41 CHURCHILL DOWNS 1152 SW TROON LAKE OSWEGO,OR 97035 LAKE OSWEGO,OR 97034 1 S 136 D D-03900 1 S 136 D D-03300 G D PH A&REBECCA J HU K JANETTE 41 C HILL DOWNS 1152 T ON L E OSW 0, OR 97035 L E OSWEGO,OR 97034 • 1 S 136 D D-01000 1 S 136 DA-02300 JOHNSEN BRADLEY S&LAURA C OREGON EDUCATION ASSN FAMILY TRUST 6900 SW ATLANTA ST BY BRADLEY S/LAURA C JOHNSEN TRS TIGARD,OR 97223 PO BOX 762 BEAVERTON,OR 97075 1S136DD-01701 1 136DA-02301 LAW JOHN C OR ON UCATION ASSN 6945 SW BAYLOR ST 690 AINES RD TIGARD,OR 97223 T ARD,0 223 1 S 136D C-00100 1 S 136DA-00101 LEISER ANNE TRUSTEE OREGON STATE OF PUBLIC 6009 SW PENDLETON CT EMPLOYEES'RETIREMENT FUND PORTLAND,OR 97221 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136 D D-01200 1 S 136D D-03400 MATHEWS SEAN A PNWP LLC#2 11600 SW 69TH AVE 9665 SW ALLEN BLVD#115 TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 136DD-00700 1 S 136DD-02100 MERCER ROSS L&VICKI L POLLOCK DONALD E/JULIA GAIL BY HEALTH PHYSICS NORTHWEST 1834 SW 58TH#202 11535 SW 67TH PORTLAND,OR 97221 TIGARD,OR 97223 1 S 136DD-00801 1 S 136DD-01100 MERCER ROSS L&VICKI L RHEE PYUNG NAI&SOO NAM 11535 SW 67TH 11570 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136D D-02700 1 S 136 D D-02900 MILLER LAVIDA E ROOT GORDON C& 6870 SW BAYLOR ST ROOT WILMA L& TIGARD,OR 97223 ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136D D-02800 1 S 136 DC-02600 MOORE GLENN L AND SHARON L SCHULTZ MARK E AND LAURA K 11710 SW 69TH AVE 7010 SW BAYLOR ST TIGARD, OR 97223 TIGARD,OR 97223 1 S 136DD-02890 1 S 136DD-02600 MO E G L AND SHARON L SMITH DEAN W& 1171 TH AVE SMITH JO ANN MONDELLI TRS T ARD,OR 9 23 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-00902 1 S 136 DD-02400 OREGON EDUCATION ASSN STERNBERG FAMILY LIMITED PARTNER 6900 SW HAINES 8310 SW 10TH AVE TIGARD, OR 97223 PORTLAND,OR 97219 • 1 S 136 D D-03200 STROJNY JUDY LORRAINE& BALDWIN DIANE LOUISE 555 CHESTERTOWN ST GAITHERSBURG, MD 20878 1 S136DD-03290 S '•JNY JUDY ORRAINE& BALDWI • E LOUISE 555 • TE' •WN ST •ITHERSBURG, MD 20878 1 S 136DA-024' TIG•'• ' TYOF 131 S►, ALL T ARD,OR 97223 1 S 136 D D-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S 136DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON,OR 97006 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 Dieter Jacobs 7775 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 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION D 13125 SW HALL BOULEVARD Com CITY OF Community DevelopT TIGAR IGAR rneat TIGARD, OREGON 97223 Shaping A(Better Community PHONE: 503-639-4171 FAX: 503-684-7291 (Attn: Patty/Planning) REQUMR32500.FOOT PZIP 3T OWN'E:R 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: lob s Diu) i/4,4/a St- , 779A/d._ 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: kLv'`Ll.. /4_A PHONE: yloSd 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. 1-* (AMPLE* COST FOR THIS REQUEST ** 4 sheets of labels x$2/sheet= $8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet= $ l' x sets= 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 / sheet(s)of labels x$2/sheet for CIT area=$ x / sets= = GENERATE LIST =$11.00 •� GENERATE LIST = 1r�.! TOTAL =$31.00X TOTA = 72.51 APPLICANT MATERIALS I CITY OF TIGARD SITE DESIGN REVIEW FOR; ATLANTA BUILDING DATE: June 30,2003 CLIENT: MALCOLM&SHARON ESLINGER LLC.AND GSP,LLC. 11575 SW PACIFIC HWY,PMB 160 TIGARD,OR 97223 PH: (503)620-9515 ENGINEERING CONTACT: ALEXANDER HURLEY ENGINEERING FIRM: AKS ENGINEERING&FORESTRY,LLC. R E 6 C1 V ED AUG 11 rr3 ill ENGINEERING&FORESTRY QTY OF r� r�Gq po EFING 13910 SW GALBREATH DRIVE, SUITE 100 SHERWOOD, OREGON 97140 PHONE: (503) 925-8799 FAX: (503) 925-8969 1 TABLE OF CONTENTS 1.0 COMPLETED APPLICATION FORMS WITH DEED 2.0 NARRATIVE WITH ACCOMPANYING EXHIBITS** 3.0 PRE-APPLICATION CONFERENCE NOTES, CHECKLISTS 4.0 NEIGHBORHOOD MEETING DOCUMENTATION **Exhibits B, C, E, F & H are separate I , 0 Cornplel'ed Applicet.41011 Fcrviuis w Me, Deed _ PRE-APP.FIELD BY: CITY ov I.GA "M PLANNING DIVISION 13 W 4'�:BOULEVARD TIGARD, OR 97223-8189 !1'' 11++ .503.639:41711503.684.7297 •TY OF TIGARD r__—________I' ' OREGON 'LAN D w Sh , ERM,IT APPLICATION y;y s'. � ; .ii S E P� � � � d . : File#; l:.. �I t. Qfher. * Date By 'Recelpt�# ` Date�AppficatiomGompleteI 1 TYPE OF PERMIT YOU ARE APPLYING FOR ❑ AdjustmentNariance (I or II) ❑ Minor Land Partition (II) ❑ Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development(III) ❑ Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Home Occupation (I or II) ❑ Site Development Review (II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LUCA I ION WHERE PROPOSED AU l IVI I Y WILL UCCUX(Adaress if avauable) 6830 SW Atlanta St. I AX MAP& I AX LO I NOS. Tax Lots 900 Tax Map 1S1 36DD TO I AL SITE SIZE ZONING CLAMIFICATION 0 . 37 Acre M.U.E. 'CAN i i Malcolm & Sharon Eslinger LLC. & GSP, LLC. MAILIN(.i AUURESS/CI I Y/S I AI EIZIP 11575 SE Pacific Highway, PMB 160 Tigard, Oregon 97223 PHONE NU. i Fl: NO. ( 503 ) 620-9515 � PRIMARY CONTAC r PERSON PRONE NO. Alex Hurley ( 503 )925-8799 PROPtkTY OWNtR/DEED HOLDER(Attach list if more than one) U.. D� n . s . . s ' us - 11575 SE Pacific Highway, PMB 160 Tigard, Oregon 97223 PHONE NO. FAX NO ( 503 ) 620-9515 *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. 'PROPOSAL SUMMARY(Please be specific) To construct a two story office building as well as necessary improvements APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. oh At. A' A t' hal 1/6/D Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date I/b/0 3 pplicant/Agent/Repr-s-ntative's Signature Date Applicant/Agent/Representative's Signature Date i VI� owing.caue D nm 2003-042173 In RECORDING REQUESTED BY e3<2er2e03 52;00;12►Y v/ FIDELITY NATIONAL TITLE COMPANY Or OREGON sow c,,•' an•e A MCI( rtrae t1e70111 AY1WOe•S ��lI� GRANTOR'S NAME U1II1l1UtIjji1I Mal colm and Sharon Ealinger,LLC• GRANTEE'S NAME 502 a 03e217300201121 GSP LLC I,J.ny Home,dwger M A...w••te wr Maw, .1RA`,e / •t ErpnctA Gunn o wt,�weeema.^ea,ntr. e� iZ orypn,de n.wt.,WA.Ms t.., ,.wvwt•nA• �. ,; t %AenOw weY•N Me KR•/1 p::•••. iM pp SENO Te.x STATEMENTS TO: neeet.e,.te••vr,.. ter. 4': GSP LLC and uanwConte Moe -. t �emrR M••Ot OinOK .HtN•et,ne MN __. .._. 21B7 Marylwood Court -- West Linn,OR 97088 _ ______ • 3.h WASHINGTON COUNTY AFTER RECORDING RETURN TO: �� F?' R6g{ PROPERP/TgA1�FER TAX GSP LLC w�,`- ^•• $ SV3•oo . -yo.oy 2197 Meryiwood Court 1 FEE PAID DATE West Linn,OR 97069 STATUTORY WARRANTY DEED Malcolm and Sharon Eelinger.LLC.an OregonLimited Liability Company, Grantor,conveys and warrants to GSP LLC.an Oregon limited liability company,successor by Statutory conversion to GS Properties.an Oregon general partnership,as to a two-thirds Interest, 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' Easements,covenants,conditions and restrictions of public record and that certain trust deed recorded November 6, 2001 as fee 2001114168 where Community Financial Corporation, an Oregon corporation is the benficiary where two-thirds 12131 is assumed by the grantee herein. 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$843,000.00 which has been paid by an accomodetor pursuant to an 1031 tax deferred exchange (See ORS 93.0301 DATED: March I,2003 Matcol a .4 A' " C By: t ii/ 1�'/ P/ . .Ice m D. - tiger,—nil 10 member n4� Al t Sharon K. Eslinger, Menlo 'O STATE OF OREGON a0 COUNTY OF Caackemea This instrument wee acknowledged before me on �� r� March>°‘2003 �.-_.•. /1raLLre EMI NPR c3 by Malcolm D. EaI nper \ NOTARY ION No.XSOCS COYYI8010N N5.a2�75 55 managing member My COMMISSION EXPIRES OCT LAOS of Malcolm end Sharon incier LC NOTARY iUauC FOR OR ON 5C',�xJ .,, 7 p,. C MY COMMISSION EXPIRE . FORD-313 (Rev 2!98) STATUTORY WARRANTY DEED . _ _. . _ _--_ _- . _ - -.... _-_ . ..� _� �..rr�•• ......•- WJ VVV 611420w No. 08.830616-PES-28 1111111111111I1110i lo Ore•r No.ooaa0s t 8 2003-42173 EXHIBIT ONE PARCEL I: Lets 13, 14, 15 and 16,BloCk 2,WEST PORTLAND HEIGHTS,in the City of Tigard,Washington County,Oregon, Except those portions of said lots conveyed to the State of Oregon,by and through its State Highway Division,by deed recorded February 26, 1980,as Recorder's no.80006507. Also except that portion of Lots 16, 17,and 18 deeded to the public by Dedication Deed for road or street purposes, reoorded August 30,2001, Recorder's No.2001088016. PARCEL II; Lots 17 and 18, Block 2,WEST PORTLAND HEIGHTS, in the City of Tigard,Washington County,Oregon. Also except that portion of Lots 18, 17,and 18 deeded to the public by Dedication Deed for road or street purposes, recorded August 30,2001,Recorder's No. 2001088016. PARCEL 111: Lots 19, 20,21,22,23,and 24,Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard,Washington County, Oregon. . Together with that portion of vacated SW 88th Parkway inuring thereto by reason of Ordinance No,02-19,City of Tigard,recorded July 17,2002,Fes No.2002-080394. MININeer September 26, 2006 Atlanta Office Building 6 � SDR2003-00009 14S y Stormwater Maintenance Agreement 1 TO: Kim This one is signed by everyone! Thank you, Maris 3 Q 2-00 3- 0a ° Cct -- /, _U_TC_AV® Project Name Service Agreement 7 ■ sr law ill— Atlanta Building Parkig Lot WS I Term From: 9/21/06 To: 9/21/07 SOLUTIONS INC. Owner - - 1 Contact Name. Malcolm Eslinger Builders, LLC 1 Mr. Malcolm Eslinger Telephone e Fax Email. • Federal Tax ID Number. 503.620.9515 / 503.620.9475 malcolmceslingerbuilders.com , StreetMta ng d ess. 11575 SW Pacific Highway , PMB 160, Tigard, OR 97223 Site Address_ 6830 SW Atlanta, Tigard, OR 97223 Project Number ; Vault Size 1 #of Cartridges Media Type Cost 6194.01 - CB-S 1 Perlite $240 Total Quoted Maintenance Cost(Taxes not included): I $240 Services provided by CONTECH Stormwater Solutions Inc.: 1. CONTECH Stormwater Solutions Inc.(CONTECH)will perform an annual visual inspection of the cartridge/vault system. Results of this visual inspection will be utilized to determine appropriate maintenance needs. Anticipated maintenance fees are shown above. An inspection fee of$320 will apply if no maintenance is performed. 2. When maintenance is warranted, CONTECH provides a turnkey service that includes: vacuum removal of the accumulated liquids and solids; replacement of the exhausted cartridges;disposal of the accumulated materials: and a Certificate of Compliance for the completed maintenance. 3. Notify customer/representative, via written confirmation.that the inspection and/or maintenance has been performed. 4. Any special terms,conditions,services(etc.)are referenced in Addendum A(attached when applicable). Special conditions may include, but are not limited to,site specific pricing considerations;traffic control;special scheduling;etc. 5. A Certificate of Compliance for the completed visual inspection or maintenance will be provided upon receipt of full payment. CONTECH accepts Visa and MasterCard. 6. Contracts not executed within 60 days of above start date may be subject to price increase. '` 7. Services provided are specific to the CONTECH products listed above. Maintenance of other stormwater devices or appurtenances at the site are the responsibility of the customer(owner). We encourage the owner to maintain all stormwater structures at the site. The services to be performed and the related charges are based upon the assumption of unrestricted access, reasonable sedimentation loading (up to 6 inches in thickness),dry conditions,non-hazardous materials and no inappropriate discharges. If site conditions suggest the presence of hazardous materials,then all work will be stopped. The customer may be required to characterize (via analytical testing) the accumulated materials for disposal prior to conducting the field work. Work arising from the presence of regulated materials in excess of permitted levels will be billed as extra services. Regulated materials include but are not limited to: Pesticides,Herbicides,Insecticides,Solvents,Fuels,Strong Acids or Bases,Free Oils and/or Greases. Maintenance services are most effectively performed during the dry months(typically July through September). Price will not be exceeded without prior approval from owner. This agreement is subject to and includes the attached Service Agreement Terms and Conditions. This section to be updated/completed by owner or authorized representative. Site COMA Site Phone 1/47E I wA l <- -- ( 3) gel 7 -8 78 This is a legally binding contract. CONTECH Stormwater Solutions Inc.agrees to provide and owner agrees to accept the specified services. Owner/Representative CONTECH Stormwater Solutions Inc. et-i9 Tiler Tom _ ∎ Title Representatives Tignatw e -- al 611-)/1 Pn ,{ J A /,`ANA rind qne 12021-B NE Airport Way,Portland, OR 97220 P: 800.548.4667 F:503.258.3191 www.contechstormwater.com STORMWATE11....-- SOLUTIONS INC. SERVICE AGREEMENT TERMS AND CONDITIONS 1. Period of Service: CONTECH Stormwater Solutions Inc. will commence work within the standard maintenance cycle outlined by the executed Agreement and will proceed with said work in a diligent manner until completion. CONTECH Stormwater Solutions will not be responsible for delays caused by factors beyond our control and will not be responsible for delays caused by factors which could not reasonably have been foreseen at the time this Agreement was executed. 2. Term of Agreement: The term of Agreement shall be one year unless either party gives written notice 60 days prior to date of termination via certified mail. Upon termination of agreement, any outstanding invoices and/or unbilled balances for services actually performed will be immediately due and payable. 3. Terms of Payment: Fees for Services will be billed upon completion of work performed. If customer (customer and/or representative) objects to any invoice submitted by CONTECH Stormwater Solutions, customer shall so advise CONTECH Stormwater Solutions, in writing, giving reasons therefore, within fourteen days of the date on said invoice. If customer fails to make any payment due CONTECH Stormwater Solutions for services and expenses within thirty days of the date on the invoice, the amounts not-paid will be considered past due. A delinquency charge of 1.5%per month shall be added to the past due amount. In addition. CONTECH Stormwater Solutions may suspend services under this Agreement without liability for delay or for consequential or other damages which may result. If invoices remain outstanding past sixty days, CONTECH Stormwater Solutions shall pursue legal and equitable means to collect the outstanding balance. Customer agrees to pay all reasonable attorneys fees, court costs and collection fees incurred by CONTECH Stormwater Solutions in the collection thereof. 4. Changes and Cost increases: CONTECH Stormwater Solutions may adjust the price to reflect cost increases. It is possible that increases in the cost of media disposal, labor and fuel may require an adjustment to the price. Increases will be confirmed, and agreed to,with the customer prior to conducting any work under a changed fee structure. 5. Payments in Event of Termination: In the event this Agreement is terminated, CONTECH Stormwater Solutions will be compensated for services performed under this Agreement to the date of termination in accordance with the above Term of Agreement and Terms of Payment provisions. If this Agreement is terminated by customer, CONTECH Stormwater Solutions will also be compensated for all reasonable costs and expenses incurred to assemble and close project files and records. 6. Standard of Performance: CONTECH Stormwater Solutions shall perform its services in accordance with generally accepted standards presently maintained by other practicing professionals engaged in the same type of work in the,general location of the Project. CONTECH Stormwater Solutions makes no other warranty,express or implied. 7. Limitation of Liability: Any and all liability, claim for damages, cost of defense, or expenses to be levied against CONTECH Stormwater Solutions will be limited to a sum not to exceed Ten Thousand Dollars ($10,000) or the amount of its fee, whichever is lesser, on account of any injury or damage to persons or property or arising out of any error, omission or professional negligence. 8. Attorney's Fees and Expenses: In the event suit or action is instituted to enforce any of the terms or conditions of this Agreement, the losing party shall pay to the prevailing party, in addition to the costs and disbursements allowed by statutes, such sum as the court may adjudge reasonable as attorney's fees in such suit or action,in both trial court and appellate courts. 9. Waiver: No waiver of a breach of any covenant, term or condition of this Agreement shall be a waiver of any other or subsequent breach of the same or any other covenant,term or condition or a waiver of the covenant,term or condition itself. 10. Controlling Law,Jurisdiction and Venue: The laws of the State of Oregon shall govern this Agreement. Jurisdiction and venue of any dispute hereunder shall be in Multnomah County,State of Oregon. 11. Successors and Assigns: The covenants, agreements and obligations of this Agreement shall extend to and be binding upon and inure to the benefit of the partners, heirs, personal representatives and assigns of the parties hereto. Neither customer nor CONTECH Stormwater Solutions shall assign, sublet or transfer any rights under or interest in this Agreement without the written consent of the other. Nothing contained in this paragraph shall prevent CONTECH Stormwater Solutions from employing, with prior consent of CUSTOMER, such independent professional associates and consultants, as CONTECH Stormwater Solutions may deem appropriate to assist in the performance of services hereunder. 12. Warranties: CONTECH Stormwater Solutions warranties the StormFiiter components and their designed function only. CONTECH Stormwater Solutions does not guarantee any specified level of pollutant removal. 12021-B NE Airport Way, Portland,OR 97220 P:800.548.4667 F:503.258.3191 contechstormwater.com %1V9 rtAtatAvdwo ,ov (lift! (11 al\ Li/9J ■AyV 0 ' � TABLE OF CONTENTS Introduction General Information Site Description Proposal Community Development Code Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.010 Purpose 18.360.080 Exceptions to Standards 18.360.090 Approval Criteria Chapter 18.370 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Chapter 18.390 DECISION MAKING PROCEDURES 18.390.040 Type II Procedure Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.520.010 Purpose 18.520.020 List of Zoning Districts 18.520.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses Chapter 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.020 Street Connectivity 18.620.030 Site Design Standards 18.620.040 Building Design Standards 18.620.060 Entry Portals 18.620.070 Landscaping and Screening 18.620.080 Street and Accessway Standards Chapter 18.705 ACCESS,EGRESS AND CIRCULATION 18.705.020 Applicability of Provisions 18.705.030 General Provisions Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.030 Performance Standards Chapter 18.745 LANDSCAPING AND SCREENING STANDARDS 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegetation Chapter 18.755 MIXED SOLID WASTE/RECYCLING STORAGE 18.755.050 Location,Design and Access Standards for Storage Areas Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS_ 18.765.010 Purpose 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.060 Parking Structure Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement Chapter 18.795 VISUAL CLEARANCE AREA 18.795.030 Visual Clearance Requirements 18.795.040 Computations Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS Site Design Review Page 2 June,2003 AKS Engineering&Forestry,LLC. 18.810.030 Streets 18.810.050 Easements 18.810.060 Lots 18.810.070 Sidewalks 18.810.080 Public Use Areas 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities Conclusion Exhibits A Impact Study B Preliminary Development Plans With Landscape Plan and Tree Mitigation Plan C Preliminary Stormwater Report D CWS Approval Letter E Architectural Drawing F Transportation Impact Analysis G Construction Cost Estimate H Geotechnical Review/Foundation Investigation Site Design Review Page 3 June,2003 AKS Engineering&Forestry, LLC. INTRODUCTION General Information Applicant: Malcolm&Sharon Eslinger LLC.&GSP,LLC. 11575 SE Pacific Highway,PMB 160 Tigard,Oregon 97223 (503) 620-9515 Applicant's Representative: AKS Engineering&Forestry 13910 SW Galbreath Drive,Suite 100 Sherwood, Oregon 97140 Phone: (503)925-8799 Fax: (503)925-8969 Contact: Alexander Hurley alex @aks-eng.com Property Owners: ? Malcolm&Sharon Eslinger,LLC. 11575 SE Pacific Highway,PMB 160 Tigard,Oregon 97223 (503)620-9515 Tax Lot Number: Tax Lots 900 Tax Map is! 36DD Lot Size: 0.37 acre Current Zoning Designation: M.U.E. Pre-Application Meeting: November 29,2001 Site Description The site is located in the south west corner of SW Atlanta Street and SW 68th Parkway. The site currently has no use. According to the City of Tigard Zoning Map,surrounding properties are zoned Multiple Use Employment(MUE). The project site has slopes between 10%to 25%. The site contains scattered trees and a paved driveway. Water lines are currently located within the right-of-way of SW 68th Parkway and SW Atlanta Street. Sanitary sewer is located in SW 68th Parkway. Storm sewer is located in both SW 68th Parkway and SW Baylor Street. Southwest 68th Parkway and SW Atlanta Street are designated as Minor Arterials. Site Design Review Page 4 June,2003 AKS Engineering&Forestry, LLC. Proposal The applicant is requesting development on a parcel of land consisting of 0.37 acres. Land use approvals are requested for a two-story office building. The Atlanta Street office building is proposed in the southwest corner of SW Atlanta Street and SW 68th Parkway. The site is bounded by SW 68th Parkway to the east,SW Atlanta Street to the north,a commercial office building to the south and a commercial office to the west. Development of the 0.37 acres will include a 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street through the existing commercial site located to the south. Objectives: The primary objective of this proposal is to construct a two-story office building as well as the necessary public improvements in accordance with the City of Tigard's Development Code and the Tigard Triangle Design Standards. Development Schedule: Street and utilities construction shall begin in the Winter of 2004,with anticipated completion in the Summer of 2004. Site Design Review Page 5 June,2003 AKS Engineering&Forestry, LLC. COMMUNITY DEVELOPMENT CODE Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.010 Purpose A. Promote general welfare. The purpose and intent of site development review is to promote the general welfare by directing attention to site planning,and giving regard to the natural environment and the elements of creative design to assist in conserving and enhancing the appearance of the City. B. General purposes. It is in the public interest and necessary for the promotion of the health,safety and welfare,convenience,comfort and prosperity of the citizens of the City of Tigard. 1. To implement the City of Tigard's Comprehensive Plan and other approval standards in this title; 2. To preserve and enhance the natural beauties of the land and of the man-made environment,and enjoyment thereof; 3. To maintain and improve the qualities of and relationships between individual buildings,structures and the physical developments which best contribute to the amenities and attractiveness of an area or neighborhood. 4. To protect and ensure the adequacy and usefulness of public and private developments as they relate to each other and to the neighborhood or area; and 5. To ensure that each individual development provides for a quality environment for the citizens utilizing that development as well as the community as a whole. C. Environmental enhancement. To prevent the erosion of natural beauty,the lessening of environmental amenities,the dissipation of both usefulness and function,and to encourage additional land,it is necessary: 1. To stimulate harmonious design for individual buildings,groups of buildings and structures,and other physical developments; 2. To encourage the innovative use of materials,methods and techniques and flexibility in building placement;and 3. To integrate the function,appearance and location of buildings and improvements so as to best achieve a balance between private prerogatives and preferences,and the public interest and welfare. Comment: This application meets all required elements outlined in Section 18.360.010. This development is designed to assist in conserving and enhancing the appearance of the City of Tigard,while giving regard to the environment. 18.360.080 Exceptions to Standards Comment: No exceptions are being requested as allowed under this section. 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions,or denying an application: Site Design Review Page 6 June,2003 AKS Engineering&Forestry,LLC. 1. Compliance with all of the applicable requirements of this title including Chapter 18.810,Street and Utility standards; Comment: Chapter 18.800 is discussed in further detail in this narrative. This project meets the requirements of Chapter 18.800. 2. Relationship to the natural and physical environment: a. Building 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. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. Comment: This project meets all of the applicable requirements of this title. The location of the office building and parking area is dictated by the shape of the property,existing topography and the building setbacks required by the"Tigard Triangle." The building and parking lot location will require the removal of the existing trees on the site. The trees to be removed will be mitigated per Chapter 18.790. There is not any ground slumping or sliding on the site. There is only one building to be located on the site and it is orientated per the requirements of the City of Tigard's"Tigard Triangle"requirements. 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 of the two following: (1) Recesses,e.g.,decks,patios,entrances,floor area,of a minimum depth of eight feet; (2) Extensions,e.g.,decks,patios,entrances,floor area,of a minimum depth of eight feet,a maximum length of an overhang shall be 25 feet; and (3) Offsets or breaks in roof elevations of three or more feet in height. Comment: This application is for a commercial development. This section is not applicable. 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 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 to purpose in terms of width and height; (3) The direction(s)from which buffering is needed; Site Design Review Page 7 June,2003 AKS Engineering&Forestry,LLC. (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. b. On site screening from view from adjoining properties of such things as service areas,storage areas,parking lots,and mechanical devices on roof tops,i.e.,air cooling and heating systems,shall be provided and the following factors will be considered in determining adequacy of the type and extent of the screening: (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. Comment: This project proposes buffers and screening in compliance with Chapter 18.745 for the west side of the site. A six foot buffer with landscaping and a six foot tall retaining wall is proposed to the west. A four foot tall cedar fence will be placed on top of the retaining wall. These buffers will provide a visual barrier,decrease noise levels,and provide a barrier against any air pollution and/or dust that may be created by the parking area. The buffers will provide a visually acceptable screen for the neighboring properties to the west. 5. Privacy and noise: multi-family or group living uses: Comment: This application is for a commercial use. This standard is not applicable. 6. Private outdoor area: multi-family use: Comment: This application is for a commercial use. This standard is not applicable. 7. Shared outdoor recreation areas: multi-family use: Comment: This application is for a commercial use. This standard is not applicable. 8. Where landfill and/or development is allowed within and adjacent to 100-year floodplain,the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. Comment: This application does not propose any development within or adjacent to a 100-year flood plain. This standard is not applicable. 9. Demarcation of public,semi-public and private space for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places,semi- public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space,to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by,but not limited to: (1) A deck,patio,low wall,hedge,or draping vine; (2) A trellis or arbor; Site Design Review Page 8 June,2003 AKS Engineering&Forestry,LLC. (3) A change in elevation or grade; (4) A change in texture of the path material; (5) Sign,or; (6) Landscaping. Comment: The parking area on the site will be paved with asphalt and concrete sidewalks will be constructed to the building entrances to provide pedestrian access(see Preliminary Development Plans). The borders of the property will be screened with landscaping and fences/walls as well as grade breaks to delineate the public areas. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; d. The exterior lighting levels shall be selected and the angles shall be orientated toward areas vulnerable to crime; and e. Lighting fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots,stairs,ramps,and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Comment: The office building will be constructed with windows on all of its sides so that a view of the street and parking area will be available to help deter any possible crime. Exterior building lights and landscape lighting will be provided to light the entrances of the building. Street lights will be provided along SW 68th Parkway,SW Atlanta Street and in the parking areas to provide light patterns that overlap at a height of 7 feet,which is sufficient to illuminate a person. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit routes; b. The requirements for transit facilities shall be based on: (1) The location of the other transit facilities in the area; and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters. Comment: This development is not adjacent to any transit routes. This standard is not applicable. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; Site Design Review Page 9 June,2003 AKS Engineering&Forestry, LLC. 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. Comment: Approximately 4,070 square feet of the sites 16,142 square feet is landscaped. Landscaping covers 25%of the sites gross area including parking,loading,and service areas. Landscaping is designed in accordance with the City of Tigard's requirements(see Preliminary Development Plans). 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Comment: As shown on the Preliminary Development Plans and the Preliminary Stormwater Report all of the surface stormwater from the site flows into a trapped catch basin with an enclosed filter system. The water then flows into a detention pipe prior to entering the existing storm main in SW Atlanta Street. This is in accordance City of Tigard requirements. 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 Comment: As shown on the preliminary development plans(Exhibit C)the parking area has one handicap space with access to the buildings west and south entrances. The buildings east entrance has handicap access to SW 68th Parkway. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title,e.g.,Planned Developments,Chapter 18350;or a variance or adjustment granted under Chapter 18.370. Comment: The following narrative demonstrates that the proposed site plan meets all of the provisions and regulations of the MUE zone and the City of Tigard. Chapter 18.370 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments:which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using"clear and objective standards,"these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments"which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.0. C. Special adjustments. 5. Adjustment to access and egress standards(Chapter 18.705). Site Design Review Page 10 June,2003 AKS Engineering&Forestry, LLC. a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel,access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved,the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure,as governed in Section 18.390.030,using approval criteria contained in Subsection 2b below. Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. b. The Director may approve,approve with conditions,or deny a request for an adjustment from the access requirements contained in Chapter 18.705,based on the following criteria: (1) It is not possible to share access; 2 Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. (2) There are no other alternative access points on the street in question or from another street; Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. (3) The access separation requirements cannot be met; Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. (4) The request is the minimum adjustment required to provide adequate access; Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. (5) The approved access or access approved with conditions will result in a safe access; and Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. (6) The visual clearance requirements of Chapter 18.795 will be met. Comment: This application is not requesting a special adjustment;therefore,this section is not applicable. Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type II Procedure Site Design Review Page 11 June,2003 AKS Engineering&Forestry,LLC. A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in 18.390.080C. B. Application Requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 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 of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of development on public facilities and services. The study shall address,at a minimum,the transportation system,including bikeways,the drainage system,the parks system,the water system,the sewer system,and the noise impacts of the development. For each public facility system and type of impact,the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems,and affected private property users. In situations where the Community Development Code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Comment: A preapplication conference took place on November 29,2001. The Type II application form,accompanied by the required submittal elements,is provided. Also included are the necessary fees and envelopes. The attached Impact Study addresses the transportation system,drainage system,parks system,water system, sewer system,and noise impacts of the building. In addition,the study proposes improvements necessary to meet City standards and effectively minimize the impacts of the development. Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.520.010 Purpose A. Provide range of commercial services for City residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the City so that residents can fulfill all or most of their needs within easy driving and,ideally within easy walking and/or biking distance of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize potential Site Design Review Page 12 June,2003 AKS Engineering&Forestry, LLC. adverse impacts of commercial activity on established residential areas. At the same time,it is important to create more opportunities for mixed use,including residential,commercial and institutional activities,in new and re-developing commercial areas. B. Facilitate economic foals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the City limits,in compliance with the economic goals of the City of Tigard Comprehensive Plan. Comment: The proposed building is designed to blend in with the neighboring residential area(see architect drawings). The building supports the economic goals of the City of Tigard by contributing to job opportunities and increasing the range of economic activities and job opportunities offered to the residents of the City. 18.520.020 List of Zoning Districts F. M.U.E.: 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 bound by Pacific Highway(Hwy 99),Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R-25 zoning district. A wide range of uses,including but not limited to community recreation facilities,religious institutions,medical centers,schools,utilities and transit-related park-and-ride lots,are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle,it is still important to 1)support alternative modes of transportation to the greatest extent possible; and 2)encourage a mix of uses to facilitated intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. Comment: This site is zoned MUE,Mixed-Use Employment. The proposed office building is permitted in this zone. 18.520.030 Uses A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted(P)use is a use which is permitted outright,but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use,it may be held to be a similar unlisted use under the provisions of Chapter 18.130.030; 2. A restricted(R)use is permitted outright providing it is in compliance with special requirements,exception or restrictions; 3. A conditional(C) use is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a conditional use,it may be held to be a similar unlisted use under the provisions of Chapter 18.130.030; 4. A prohibited(N)use is one not permitted in a zoning district under any circumstances. Site Design Review Page 13 June,2003 AKS Engineering&Forestry,LLC. B. Use table. A list of permitted,limited,conditional and prohibited uses in commercial zones is presented in Table 18.520.1. Comment: According to Table 18.520.1,this office building is permitted. C. Accessory structures. 1. Accessory structures are permitted in all commercial zones providing the site is still in compliance with all development standards,including but not limited to setbacks,height,lot coverage and landscaping requirements, of the base zone. All accessory structures shall comply with all requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit. 2. All freestanding and detached towers,antennas,wind-generating devices and TV receiving dishes,except as other wise regulated by Wireless Communication Facilities(Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti- climb fencing and a landscaped planting screen,in accordance with Chapter 18.745,Landscaping and Screening,shall be provide and maintained around these structures and accessory attachments. Comment: There are no accessory structures proposed with this application. 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district,except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: Site Design Review Page 14 June,2003 AKS Engineering&Forestry,LLC. TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES MUE R-25 STANDARD C-N CBD C-G MFDU Minimum Lot Size 5,000 sq ft None None - -Detached unit - - - 1,480 sq ft -Boarding, lodging,rooming house - - - 6,100 sq ft Minimum Lot Width 50 ft. None 50 ft. None Minimum Setbacks -Front yard 20 ft. 0/30 ft[12] 0 ft[11] 20 ft -Side facing street on corner 20 ft. 0/30 ft[712 - 20 ft &through lots [1] -Side yard 0/20 ft[8] 0/30 ft[12] 0/20 ft[8] 10 ft -Rear yard 0/20 ft[8] 0/30 ft[12] 0/20 ft[8] 20 ft -Side or rear yard abutting - - 30 ft more restrictive zoning district -Distance between front of garage - - - 20 ft &property line abutting a public or private street Maximum Height 35 ft 80 ft[13] 45 ft 45 ft Maximum Site Coverage [2] 85% 85% 85% 80%[16] Minimum Landscape Requirement 15% 15% 15% 20% [2] Includes all buildings and impervious surfaces. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. [12] There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. [13] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [16] Lot coverage includes all buildings and impervious surfaces. C-N Neighborhood Commercial District CBD Central Business District Comment: The proposed commercial development meets the standards outlined above in Table 18.520.2.and is permitted in the MUE zone. The building is 6,456 net square feet. The impervious surface created by this building is approximately 4,072 square feet,and the landscaping on the site covers 4,070 square feet. The total impervious area of the site is 12,348 square feet. Landscaping covers 25%of the site,which is far greater than the 15%required by Table 18.520.2. No variances or adjustments to this standard are necessary with this proposal. Chapter 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. Comment: The floor area ratio(FAR)does not exceed 0.40. Site Design Review Page 15 June,2003 AKS Engineering&Forestry,LLC. Chapter 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.020 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography, barriers such as railroads or freeways,or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design Option a. Local street spacing shall provide public street connections at intervals 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. 2. Performance Option a. Local street spacing shall occur at intervals of no less than eight 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. 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. Comment: This development is not proposing any new street construction. Vehicle access will be provided directly to SW Atlanta Street and to SW Baylor Street through the existing commercial development to the south. A reciprocal access easement will be created over both sites prior to occupancy of this site. Pedestrian access will be provided from SW Atlanta Street and SW 68th Parkway. 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. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, governing criteria for granting a variance,is satisfied. 1. Building placement on Major and Minor Arterials—Buildings shall occupy a minimum of 50%of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. 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. 3. Front yard setback design—Landscaping,an arcade,or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surface areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Site Design Review Page 16 June,2003 AKS Engineering&Forestry,LLC. 4. Walkway connection to building entrances—A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirements per Section 18.520.040B and Table 18.520.2. 5. Parking location and landscape design- Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side,parking is limited to 50% of the street frontage,and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet,or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard,except where a side yard abuts a public street,where it shall be landscaped to an L-1 Landscape Standard. Comment: This proposed commercial development meets each of the above site design standards. The building occupies more than 50%of the street frontage along SW 68th Parkway,a Minor Arterial. The building also fronts SW Atlanta Street to the north. Minimum landscaping requirements are met and walkway connection locations are made to SW Atlanta Street and SW 68 Parkway. Parking is located to the west and south sides of the proposed building. 18.620.040 Building Design Standards A. Non-residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria,found in Section 18370.010 C2,criteria for granting a variance,is satisfied. 1. Ground floor windows—All street-facing elevations within the Building Setback(0 to 10 feet)along public streets shall include a minimum of 50% of the ground floor wall area with windows,display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. Comment: The proposed building provides in excess of 50%of the ground floor wall area with windows,or doorway openings(see architect drawings). 2. Building facades—Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials;(b)a building off-set of at least 1 foot; (c)a wall area that is entirely separated from other wall areas by a projection,such as an arcade; or(d)by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building, Comment: A combination of offsets and entry setbacks are provided on street elevations. 3. Weather protection—weather protection for pedestrians,such as Site Design Review Page 17 June,2003 AKS Engineering&Forestry,LLC. 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. Comment: Entry setbacks and coverings are provided at all entrance locations. The main entry along SW 68th Parkway is set back approximately two feet from the public right-of-way. 4. Building materials—Plain concrete block,plain concrete,corrugated metal,plywood,sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. Comment: The exterior of the building will be brick. No plain concrete walls will be revealed for more than two(2)feet. 5. Roofs and roof lines—Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. Comment: A combination of gables and hip roof shapes is proposed. The roofing material will be tile. 6. Roof mounted equipment—All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. Comment: No roof mounted equipment is anticipated. 18.620.060 Entry Portals A. Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location—Entry portals shall be located at the intersections of 99W and Dartmouth;99W and 72nd;1-5 and Dartmouth;Hwy.217 and 72n1; and at the Hwy.217 Overcrossing and Dartmouth. 2. Design—The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Comment: The project site is not at any of the above locations. Therefore,this section is not applicable. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum Site Design Review Page 18 June,2003 AKS Engineering&Forestry, LLC. requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen—For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening,shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial,trees shall be planted at 3 inch caliper,at a maximum of 28 feet on center, Shrubs shall be of a variety that will provide a 3 foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping—For general landscaping of landscaped and screened areas within parking lots,local collectors and local streets, planting standards of Chapter 18.745,Landscaping and Screening, shall apply. Trees shall be provided at a minimum of 2 A inch caliper,at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Comment: This project will meet the above landscaping standards. See the Preliminary Development Plans and the landscaping and screening standards(Chapter 18.745). 18.620.080 Street and Accessway Standards A. Tables and diagrams. The following tables and diagrams show street and pedestrian accessway standards for the Tigard Triangle. TABLE 18.620.1 STREET POLICY STREET LAND USE! RIGHT- _ CLASSIFICATION FUNCTION DESIGN PRIORITY OF-WAY 68`h Avenue Minor Arterial Provide access Mixed Use Employment 70 feet Pedestrian-Transit Street to local services Atlanta to Enhanced pedestrian 44 feet Hampton Distribute local environment curb-to-curb traffic Bicycle access Bicycle lanes Comment: SW 686 Parkway meets the standards set for the Tigard Triangle as shown above in Table 18.620.1. SW Atlanta Street will be improved to meet the above standards. The half-street fronting the site along SW Atlanta Street will be improved to include 22 feet of pavement between centerline and curb,and a six foot wide curb tight sidewalk with a planter strip. Site Design Review Page 19 June,2003 AKS Engineering&Forestry, LLC. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION 18.705.010 Purpose A. Purpose.The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures(See Section 18360.050),and to a change of use which increases the on-site parking or loading requirements of which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put,thereby increasing access and egress requirements,it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change C. When site design review is not required. Where the provisions of Chapter 18.360,Site Development Review,do not apply,the Director shall approve, approve with conditions,or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Comment: As a new structure is being proposed,the provisions of Chapter 18.705 shall apply. This application is in full compliance with the standards set forth in this chapter. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access,egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: Access,egress,and circulation have been shown on the Preliminary Development Plans. Also included in this application is a full discussion of these provisions. Access to the proposed development is proposed to SW Atlanta Street. Access will also be provided to SW Baylor Street though the existing commercial development to the south. A reciprocal access easement will be provided across both properties. Site Design Review Page 20 June,2003 AKS Engineering&Forestry,LLC. C. Joint access. Comment: A reciprocal access easement will be provide across this site and the existing commercial site to the south prior to occupancy. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment: The proposed building is accessible from SW Atlanta Street. This allows full public access for maintenance and use. E. Curb cuts. Comment: Curb cuts shall be in accordance with Section 18.810.030N. Please refer to this section for a full discussion. F. Required walkway location. Comment: The proposed on-site pedestrian walkways comply with all standards in this section. The walkways shall extend from the ground floor entrances,providing convenient connections to the parking lot,as well as to SW Atlanta Street and SW 68th Parkway. The sidewalks shall be constructed per City standards. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when,in the opinion of the Director,the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety,and general welfare. 2. Direct individual access to arterial or collector streets from single-. family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street,other than an alley. Single-family and duplex dwellings are exempt from this requirement. Comment: No hazardous conditions have been identified. No special consideration is required by the Commission. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance and deceleration standards as set by ODOT, Washington County,the City and AASHTO(depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area Site Design Review Page 21 June,2003 AKS Engineering&Forestry,LLC. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Comment: A Transportation Impact Analysis is submitted as part of this application. This analysis discusses the site's access and sight distance issues. The proposed driveway location is approximately 85 feet from the intersection of SW 68th Avenue(Minor Arterial)and SW Atlanta Street(Minor Arterial). This site has less than 150 feet of street frontage along SW Atlanta Street(approximately 123 feet). Shared access with the property is not possible or practical for the following reasons: • There is an existing building on the property to the west that is located within a foot of the property line that would need to be torn down to construct a shared access. • The property to the west can not develop until sanitary sewer is availlble to the site(This may be years from now). • Due to the existing grades on the site,a shared access to the west would not be possible and meet the Tigard Triangle building standards and construct a safely sloped driveway. This projects proposed site access location is moved a far to the west as possible to allow for a safe access point while maintaining a viable site plan. Moving the access farther west will 4liminate required parking places and create a steep driveway approach. SW Atlanta Street slopes to down to the west. The proposed buildings lower floor has entrances onto the site parking area and the upper floor enters onto SW 68th Avenue. Therefore,the lower floor elevation is fixed by SW 68th Avenue,as well as SW Atlanta Street. Moving the site's access down SW Atlanta Street to the west will create a steep,potentially unsafe driveway approach sloping down to the sidewalk on SW Atlanta Street. I. Minimum access requirements for residential use. Comment: The proposed development is for commercial use;therefore this section does not apply. J. Minimum access requirements for commercial and industrial use. 1. Vehicular access,egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required Comment: The proposed building access point meets all requirements for commercial use. There are 20 parking spaces(including one handicap accessible space)provided. The site has a 25.8 foot wide paved access with curbs on both sides. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site,it shall be accommodated by a specific driveway serving the facility;the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Site Design Review Page 22 June,2003 AKS Engineering&Forestry,LLC. Comment: There are no one-way vehicular access points within the proposed development. Therefore,this section does not apply. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation,the provisions of Sections 7.40.130 through 1.40.210 of the Tigard Municipal Code shall apply. Comment: This application is for a commercial office building. Noise created by this development will be primarily limited to cars entering and leaving the parking area. This noise is negligible and will be less than the traffic noise created from the adjacent streets. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP)zoning district,there shall be no use,operation or activity which results in a stack or other point-source emission,other than an emission from space heating,or the emission of pure uncombined water(steam)which is visible from a property line. Department of Environmental Quality(DEQ)rules for visible emissions(340-21-015 and 340-28-070)apply. Comment: This application does not propose any point-source emissions. This section is not applicable. C. Vibration. No vibration other than that caused by highway vehicles,trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Comment: This application does not propose any uses that will create any vibrations. This section is not applicable. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors(340-028-090)apply. Comment: This application does not propose any uses that will produce odorous gases. This section is not applicable. E. Glare and heat. No direct or sky-reflected glare,whether from floodlights or from high temperature processes such as heat combustion or welding,which is visible at the lot line shall be permitted,and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights on parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Comment: This application does not propose any uses that will result in the emission or transmission of heat or heated air. This section is not applicable. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid propagation of insects or rodents or create a health hazard. Site Design Review Page 23 June,2003 AKS Engineering&Forestry,LLC. Comment: All wastes from this office building will be stored in a manner which will not attract or aid propagation of insects or rodents or create a health hazard. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. Comment: As shown on the Preliminary Development Plans,street trees will be planted in accordance with the standards set in section 18.745.040C. B. Street tree planting list. Certain trees can severely damage utilities,streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Comment: A street tree planting list can be found in the Preliminary Development Plans. All species to be planted are in accordance with the City of Tigard's standards. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; Comment: Street trees along SW 686'Parkway will be Tatarian Maple(2"cal.) and will be planted 20 feet on center. Street trees along SW Atlanta Street will be Tatarian Maple(2"cal.)and will be planted 20 feet on center and on both sides of the vehicle access point. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall,16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040 H,trees shall not be planted closer than 20 feet from a street intersection,nor closer than two feet from private driveways (measured at the back edge of sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities(e.g. water and gas meters)in the tree well; g. On-premises utilities(e.g.,water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates,then they Site Design Review Page 24 June,2003 AKS Engineering&Forestry,LLC. may be positioned no closer than 10 feet; j. Where there are overhead power lines,the street tree species selected shall be of a type which,at full maturity,will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates,bricks on sand,paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Comment: All landscaping shall include trees as specified in the requirements stated in Subsection 2. The specific spacing of street trees shall be as stated in Subsection 2 a-h and as shown on the Preliminary Development Plans. The Tatarian Maple street trees reach a mature height of 25 feet with a spread of 15'- 25'. These trees will not interfere with the overhead utility lines and are approved by the City of Tigard for street trees. D. Pruning requirements. Trees,as they grow,shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street,and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure,as governed by Section 18.390.030,using approval criteria in Section 18.370.020 C4a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser-sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure,as regulated in Section 18390.030,using approval criteria in Section 18.370.020C 4b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795,Visual Clearance,are satisfied. Comment: As indicated on the Preliinary Development Plans,the proposed development meets the requirements of this section. All new trees are planted at the appropriate distance for their size,and will not interfere with the lighting standards. The proposed species will not interfere with overhead utility lines. There are no signalized intersections near the subject site that impact landscaping standards. 18.745.050 Buffering and Screening A. General Provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a developments site,without unduly interfering with Site Design Review Page 25 June,2003 AKS Engineering&Forestry,LLC. the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Table 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way,buffering,but not screening,shall be required as specified in the matrix, 3. In lieu of these standards,a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Comment: In accordance with the Buffer Matrix(Table 18.745.2),a six foot wide landscaped buffer with a six foot tall retaining wall is being proposed to the west. A four foot tall cedar fence will be placed on the top of the wall. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities,screening,sidewalks and bikeways,and landscaping. No buildings,access ways or parking areas shall be allowed in a buffer area except where an access way has been approved by the City; 3. A fence,hedge or wall,or any combination of such elements,which are located in any yard is subject to the conditions and requirements of 18.745.050 B8 and 18.745.050 D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition,improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for all trees shall be as follows: (1) Small or narrow-stature trees,under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees,over 40 feet tall and with more than 35 feet wide branching at maturity,shall be spaced no greater than 30 feet apart. Site Design Review Page 26 June,2003 AKS Engineering&Forestry, LLC. b. In addition,at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in the lawn or the other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use,the prescribed heights of required fences,walls,or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls,fences or landscaping to the required height impractical,a detailed landscaping/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials used in the construction of fences and walls such as wood,stone,rock or brick,or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick;and d. Chain link fences with slats shall qualify for screening. However,chain link fences without slates shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for sight-obscuring fence where required subject to the height requirement in Sections 18.745.050 C2 a and 18.745.050.C-2b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge,other dense evergreen landscaping,or a fence when it ceases to serve the purpose of obscuring view,and Site Design Review Page 27 June,2003 AKS Engineering&Forestry,LLC. c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Comment: The western property line will have a six foot wide buffer with a six foot tall retaining wall. A four foot tall cedar fence will be placed on top of the wall. Trees will be planted in accordance with the Preliminary Development Plans. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050 C2 except when the approval authority, as a condition of approval,allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required frbnt yard along local streets or eight feet in all other locations and,in all other cases,shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial,major collector or minor collector street. For any fence over three feet in height in the required front yard area,permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Comment: The retaining wall along the western property line will be six feet tall in accordance with City standards. A four foot tall cedar fence will be placed on top of the wall. This site plan does not propose any walls or fences along the northern,southern or eastern property lines. D. Height restrictions 1. The prescribed heights of required fences,walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking,loading,storage or similar areas are located above finished grade,the height of fences,walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Comment: A 6-foot tall retaining wall,measured from the actual adjoining level of finished grade,is being proposed along the western property line. A four foot tall cedar fence,measured from the developed parking areas finished grade,will be placed in the landscape buffer on top of the earth retaining wall. The buffering along the western property line is in accordance with the City of Tigard's standards. E. Screening:special provisions. Site Design Review Page 28 June,2003 AKS Engineering&Forestry,LLC. 1. Screening and landscaping of parking and loading areas a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms,decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas,and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands:shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Comment: The parking area is screened/buffered to the west by a six foot wide landscaped buffer with a six foot tall retaining wall. A four foot tall cedar fence will be constructed on top of the wall. A combination of low lying and vertical shrubbery and trees will be used as screening(see Preliminary Development Plans). The trees planted adjacent to the parking area will provide a canopy effect. 2. Screening of services. Except for one-family and two-family dwellings,any refuse container or disposal area and service facilities such as gas meters and air conditions 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; 3. Screening of the swimming pools. All swimming pools shall be enclosed as required by the City of Tigard Building Code; 4. Screening of refuse containers. Except for one-and two-family dwellings,any refuse container or refuse collection area which would be visible from a public street,parking lot,residential or commercial area,or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence,masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Comment: This project proposes to share the existing refuse located on the commercial property to the south which meets the above mentioned requirements. F. Buffer Matrix 1. The Buffer Matrix contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed used and abutting uses or zoning districts; Site Design Review Page 29 June,2003 AKS Engineering&Forestry,LLC. 2. An application for variance to the standards required in Tables 18.745.1 and 18.745.2,shall be processed as a Type II procedure,as regulated by Section 18.390.040,using approval criteria in Section 18.370.010. Comment: This project is in accordance with the type"C"category according to Table 18.745.1. The parking area is screened/buffered to the west by a six foot wide landscaped buffer with a six foot tall retaining wall. A four foot tall cedar fence will be constructed on top of the wall. A combination of low lying and vertical shrubbery and trees will be used as screening(see Preliminary Development Plans). Chapter 18.745.060 RE-VEGETATION A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures,such areas are not to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for the grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway;and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading,the topsoil is to be restored to expose cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or planting of rye grass,barley,or other seed with equivalent germination rates,and: a. Where lawn or turf grass is to be established,lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Comment: All areas that are to be disturbed will be planted according to the Preliminary Development Plans. Chapter 18.755 MIXED SOLID WASTE/RECYCLING STORAGE 18.755.050 Location,Design and Access Standards for Storage Areas A. Applicable standards. The following location,design and access standards for storage areas are applicable to all four methods of compliance,described in 18.755.040. B. Location standards. Site Design Review Page 30 June,2003 AKS Engineering&Forestry,LLC. 1. To encourage its use,the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations,and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area,if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. D. Access standards. 1. Access to storage areas can be limited for security reasons. However, this storage area shall be accessible to users at convenient times of the day,and to collection service personnel on the say and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment,considering paving,grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area,adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Comment: This proposed development,meets the minimum standards method of compliance as specified in title 18.755.040(C). This method specifies a minimum storage area requirement based on the size and general use category of the new construction. This method is appropriate when the specific use of the building is unknown. Non residential office buildings must provide a minimum storage area of 10 square feet,plus 4 square feet/1,000 square feet gross floor area(GFA). Site Design Review Page 31 June,2003 AKS Engineering&Forestry,LLC. The proposed building contains 6,456 square feet GFA,requiring 36 square feet of storage. This project proposes to share the existing storage area(10.5'x 16.5'= 173 square feet)from the existing commercial site to the south(Baylor Court). The"Baylor Court"site contains a building with approximately 5,088 gross square feet,which requires 30 square feet of storage. Therefore,the total storage area required for both sites combined is 66 square feet,which is less than the 173 square feet provided. An easement will be provided over this storage area for the benefit of the site prior to occupancy. The storage area for this building is located on the commercial site to the south and complies with the location,design,and access standards outlined in this section as well as the standards set forth in the Uniform Building and Fire Code requirements. The storage area exists in the northwest corner of the "Baylor Court" site. Its dimensions are approximately 10.5 'by 16.5'. The openings are designed to allow for adequate access for haulers. The storage area location allows collection vehicles to have through access between SW Baylor Street and SW Atlanta Street. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.010 Purpose A. Insure adequate vehicle parkins. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents,customers and employees,and to establish standards,which will maintain the traffic carrying capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. Comment: As shown on the Preliminary Development Plans,parking for the proposed development will be sufficient and in close proximity to the building. Off-street parking will be provided to the south and west of the building. Chapter 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district,off-street vehicle parking will be provided in accordance with Section.765.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements,off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: (1) On the date of adoption of this title,the number of vehicle parking and loading spaces required shall be based only on the floor area or capacity of such enlargement; (2) If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in 18.765.070,the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. Comment: Off-street parking is proposed that will result in 20 parking spaces(including 1 handicap space. Site Design Review Page 32 June,2003 AKS Engineering&Forestry,LLC. C. Change of use. When an existing structure is changed from one use as listed in Section 18.765.070,the following provisions shall apply: (1) If the parking requirements for each use are the same,no additional vehicle parking shall be required; (2) Where a change results in al intensification of use in terms of the number of vehicle parking spaces required,additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; (3) Where the change results in a decrease in intensity of use,the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. Comment: This application is not proposing a change of use;therefore this section is not applicable. D. When site design review is not required. Where the provisions of Chapter 18.360,Site Development Review,do not apply,the Director shall approve, approve with conditions,or deny a plan submitted under the provisions of this chapter by means of a Type I review,as governed by Section 18.390.030. E. Building permit conditions. The provision and maintenance of the off-street vehicle parking and loading spaces are the continuing obligation of the property owner; (1) No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and (2) The subsequent use of Property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; (3) Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in the conduct of the business or use; and c. Not be rented,leased or assigned to any other person or organization. Comment: The off-street parking area showed on the Preliminary Development Plans,is to be used exclusively for parking in accordance with the City's standards. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access,egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: (1) Off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s); (2) Off-street parking lots for the uses not listed above shall be located no further than 500 feet from the property line that they are required to serve, Site Design Review Page 33 June,2003 AKS Engineering&Forestry,LLC. measured along the most direct,publicly accessible pedestrian route from the property line with the following exceptions: a. Commercial and industrial uses which require more that 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site; b. The 40 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. C. Joint parking. Owners of two or more uses,structures or parcels of land may agree to utilize jointly the same parking and loading spaces when peak hours of operation do not overlay,subject to the following: (1) The size of the joint parking facility shall be at lest 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. D. Parking in mixed-use projects. In mixed-use projects,the required minimum vehicle parking shall be determined using the following formula: (1) Primary use,i.e.,that with the largest proportion of total floor area within the development,at 100%of the minimum vehicle parking required for the 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 allowances shall be 150%of the total minimum parking as calculated in D.1-3 above. E. Visitor parking in multi-family residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide and 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. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees,students and regular visitors to the site. At least 5% of the total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpoollvanpool shall be closer to the main entrances of the building than any other employee or student parking spaces designated for use by the disabled. Preferential carpoollvanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpool and vanpools between 7:00 AM and 5:30 PM Monday through Friday. G. Disabled-accessible parking. All parking areas shall be provided with the Site Design Review Page 34 June,2003 AKS Engineering&Forestry,LLC. 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. K. DEO indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ)to: (1) Acquire an Indirect Source Construction Permit; (2) Investigate the feasibility of installing oil and grease separators. Comment: This application is proposing 20 parking spaces that are to be used exclusively by people using the commercial building. The parking is in accordance with this section. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and : broken or splintered wheel stops shall be replaced so that their function will not , be impaired. Comment: The parking area will be maintained by the owners of the property in accordance with this title. B. Access drives. With regard to the access to public streets from off-street parking: (1) Access drives from the street to the 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; (2) The number and size of access drives shall be in accordance with the requirements of Chapter 18.705,Access,Egress and Circulation; (3) Access drives shall be clearly and permanently marked and defined through the use of rails,fences,walls or other barriers or markers on frontage not occupied by service drives; (4) Access drives shall have a minimum vision clearance in accordance with Chapter 18.795,Visual Clearance; (5) Access drives shall be improved with asphalt or concrete surface; and (6) Excluding single-family and duplex residences,except as provided by Subsection 18.810.030P,groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Comment: The parking access shall be in accordance with these standards(see Preliminary Development Plans). C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. D. On-site vehicle stacking for drive-in use. (1) All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in table 18.765.1. Site Design Review Page 35 June,2003 AKS Engineering&Forestry,LLC. (2) The Director may reduce the length of the inbound stacking lane by means of a adjustment to be reviewed through a Type I procedure,as governed by Section 18.320.300,using approval criteria contained in Section 18.370.020.C5.g. (3) Stacking lanes must be designed so that they do not interfere with parking and vehicle,pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. Comment: This development does not propose any loading/unloading driveways or drive-in use; therefore these standards are not applicable. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment: Curb cuts will be in accordance with section 18.810.030N. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. Where a parking area or other vehicle area has a drop-off grade separation,the property owner shall install a wall, railing,or other a 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. Comment: Pedestrian access is in accordance with section 18.705.030F. Wheel stops,a curb, landscaping,and planted trees will prevent a slow moving car from escaping the parking area to the west. The parking area will be sloped to the east to prevent a driverless car from rolling toward the western property line/grade break. A four foot tall cedar fence will be installed along the western buffer to prevent pedestrians from walking over the retaining wall. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Comment: The parking area will be landscaped in accordance with Chapter 18.745(see Preliminary Development Plans). H. Parking space surfacing. (1) Except for single-family and duplex residences,and for temporary uses or fleet storage areas as authorized in 18.765.040 H3 and 4 below,all areas used for the parking or storage or maneuvering of any vehicle,boat or trailer shall be improved with asphalt or concrete surfaces; (2) Off-street parking spaces for single and two-family residences shall be improved with asphalt or concrete surface; (3) Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area: a)within a specific period of time after establishment of the parking area; or b)if there is a change in the types or weights of vehicles utilizing the parking area;or c) if there is evidence of adverse effects upon adjacent roadways,water courses,or properties. Such Site Design Review Page 36 June,2003 AKS Engineering&Forestry, LLC. an agreement shall be executed as a condition of approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residential-zoned or residentially-developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way;and d. A driveway which connects a gravel parking area with any public street shall be paved. (4) Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the Temporary Use application per the requirements of Section18.385.050; b. The applicant shall provide documentation that the type of temporary use requested will be financially viable if the parking space surface area requirement is imposed;and c. Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with the other uses of the property. Comment: The parking area will be surfaced with asphalt concrete in accordance with this section. I. Parking lot striping. (1) Except for single-family and duplex residences,any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and (2) All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. Comment: The parking area will be striped in accordance with this section. All parking spaces will be clearly marked. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provide 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. Site Design Review Page 37 June,2003 AKS Engineering&Forestry,LLC. 1 Comment: Wheel stops will be installed in all of the parking spaces in accordance with this section. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences,off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Comment: The parking area is graded to avoid any ponding of water or flow over public sidewalks. L. Lighting. Lights provided to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Comment: Lighting will be provided to illuminate the building and parking area. The lights will be arranged to direct the light away from the adjacent residential areas. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780,Signs. Comment: Signs placed within the parking area will be designed and installed per the requirements of Chapter 18.780. N. Space and aisle dimension. (Refer to Figure 18.765.1) (1) Except as modified for angled parking in Figure 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5' x 18.5'for standard space; b. 7.5'x 16.5' for a compact space;and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. (2) Aisles accommodating two direction traffic,or allowing access from both ends,shall be 24 feet in width; (3) Minimum standards for standard parking stall's length and width,aisle width,and maneuvering space shall be determined as noted in figure 18.765.2. Comment: The parking spaces are in accordance with this section. All compact spaces are 8.0'x16.5'and all regular spaces are 9.0'x18.5'. The access aisle is 25.8 feet wide. 18.765.050 BICYCLE PARKING DESIGN STANDARDS A. Location and access. With regard to the location and access to bicycle parking: (1) Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Site Design Review Page 38 June,2003 AKS Engineering&Forestry,LLC. (2) Bicycle parking areas shall not be located within parking aisles,landscape areas or pedestrian ways; (3) Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; (4) Bicycle parking may be located inside the 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. B. Covered parking spaces. (1) When possible,bicycle parking facilities should be provided under cover; (2) Required bicycle parking for the uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building,in which case,the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: (1) The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term(employee) parking is encouraged but not required; (2) Bicycle racks must be securely anchored to the ground,wall or other structure; (3) Bicycle parking spaces shall be at least 2-1/2 feet by six feet long,and, when covered,with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; (4) Each required bicycle parking space must be accessible without moving another bicycle; (5) Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking spaces is rented or leased. At- cost or deposit fees for bicycle parking are exempt from this requirement; (6) Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material,i.e.,pavers,asphalt,concrete or similar material. This surface must be designed to remained well drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section Site Design Review Page 39 June,2003 AKS Engineering&Forestry,LLC. 18.765.070H. In no case shall there be less than two bicycle spaces. Single- family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure,as governed by Section 18.390.40,using the approval criteria contained in Section 18.370.020 C5e. Comment: Bicycle parking is provided near the southern entrance to the building(see Preliminary Development Plans)in accordance with this section. The area will not be covered and will be surfaced with concrete. Four bicycle parking spaces will be provided for this building,which exceeds the minimum required by this section. The bicycle parking area is designed per the requirements of this code. The dimensions of the area are shown on the Preliminary Development Plans. 18.765.060 PARKING STRUCTURE DESIGN STANDARDS A. Ground-floor windows/wall openings. All parking structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited. Any wall facing the street shall contain windows,doors or • display areas equal to at least 20%of the ground floor wall area facing the street excluding those portions of the face(s)devoted to the driveway entrances and exits,stairwells,elevators,and centralized payment booths. Required windows shall have a sill no more than four(4)feet above grade. Where the interior floor level prohibits such placement,the sill may be raised to allow it to be no more than two(2)feet above finished floor wall up to a maximum sill height of six(6)feet above grade. B. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance cannot be provided. C. Other standards. Parking structures must comply with all standards of the Uniform Building Code for the State of Oregon as it pertains to structural design,ventilation,lighting and fire/safety requirements and disabled accessibility. D. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment,as governed in Section 18.370.010,using the approval criteria in Section 18.670.020 C5f. Comment: No parking garages are being proposed with this development. This section is not applicable. 18.765.070 MINIMUM AND MAXIMUM OFF-STREET PARKING REQUIREMENTS A. Parking requirements for unlisted uses. (1) The Director may rule that a use,not specifically listed in Section 18.765.070H,is a use similar to a listed use and the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing,it shall constitute a Director's Interpretation,as governed by Section 18.340; Site Design Review Page 40 June,2003 AKS Engineering&Forestry,LLC. (2) The Director shall maintain a list of approved unlisted parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made,the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in the calculating the total minimum number of vehicle parking spaces required in Section 18.765.070H: (1) Fractions. Fractional space requirements shall be counted as a whole space; (2) Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required,the employees counted are those who work on the premises during the largest shift at the peak season; (3) Students. When students are specified for the purpose of determining the minimum vehicle spaces required,the students counted are those who are on the campus during the peak period of the day during a typical school term; (4) Space. Unless otherwise specified,where square feet are specified,the area measured shall be gross floor area under the roof measured from the faces of the structure,excluding only space devoted to the covered off-street parking or loading. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070H: (1) On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except;Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied. a.The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; b.The street where on-street parking is proposed is not located on local residential streets. (2) Fleet parking. Required vehicle parking spaces may not be used for the storage of fleet vehicles,except when a use can show that employee and fleet parking spaces are used interchangeably,e.g.,the employee drives the fleet vehicle from home,or the spaces are used for fleet storage only at night and are available for employees use during the day. For the purposes of this title,space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. Site Design Review Page 41 June,2003 AKS Engineering&Forestry,LLC. E. Exceptions to the maximum parking standard. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080H,the following exception shall apply: (1) The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. (2) If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area,the development shall be allowed up to six parking spaces. If the application of the maximum parking standard would result in less than 10 vehicles parking spaces for a development between 1,000 and 2,000 gross square feet,the development will be allowed up to 10 vehicle parking spaces. F. Reductions in the minimum vehicle required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: (1) The Director may reduce off-street vehicle parking spaces per Section 18.765.070H by up to 20%in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs,bus shelters, transit-oriented developments and other transit-related development through a Type II procedure,as governed by Section18.390.040,using approval criteria contained in Section 18.370.020 C5b. applicants who qualify for this adjustment may also apply for further parking reductions per 18.765.070 F.2.below; (2) The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070H by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure,as governed by Section 18.390.040,using approval criteria contained in Section 18.370.020 C5a. (3) The Director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which in corporate transit- related facilities such as bus stops and pull-outs,bus shelters,transit- oriented development or other transit-related facilities through a Type I procedure,as governed by Section 18.390.030,using approval criteria contained in Section18.370.020 C5c. G. Increase in the maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070H by means of parking adjustment to be reviewed by means of a Type II procedure, Site Design Review Page 42 June,2003 AKS Engineering&Forestry,LLC. as governed by Section 18.390.40,using approval criteria contained in Section 18.370.020 C5d. H. Specific requirements.(Refer to Table 18.765.2) Comment: This development is proposing 20 off-street parking spaces. The parking will be as follows: 7-compact spaces(8.0'x16.5'), 12-full size spaces(9.0'x18.5'),and 1-full size handicap accessible space(9.0'x18.5'). A 25.8 foot wide access isle will be provided between the parking spaces. Seventeen parking spaces allows for a total gross building floor area of 7,778 square feet(2.7 spaces per 1000 square feet of gross floor area). This development is proposing a building with approximately 6,456 square feet of gross building floor area,which is less than the maximum allowed;therefore,this development meets the requirements of this section. 18.765.080 OFF-STREET LOADING REQUIREMENTS A. Off-street loading spaces. Commercial,industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: (1) A minimum of two loading spaces is required for buildings with 10,000 gross square feet or more; (2) A minimum of two loading spaces for buildings with 40,000 gross square feet or more. B. Off-street loading dimensions. (1) Each loading berth shall be approved by the City Engineer as to design and location; (2) Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site. At a minimum,the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site; (3) Entrances and exits for the loading areas shall be provided at locations approved by the City Engineer in accordance with Chapter18.710; (4) Screening for off-street loading facilities is required and shall be the same as screening for parking lots in accordance with Chapter 18.745. Comment: This building is not intended to receive or distribute material by truck and has less than 10,000 square feet of gross building floor area. This section is not applicable. Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting,removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel,or combination of lots or parcels for which a development application for a subdivision,partition,site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan Requirements. The tree plan shall include the following: Site Design Review Page 43 June,2003 AKS Engineering&Forestry,LLC. 1. Identification of the location,size,and species of all existing trees including trees designated as significant by the city; Comment: Please refer to the Preliminary Development Plans for specific information on the existing trees located on the site. A survey of the site was completed and included all the trees with a caliper over 6 inches. A detailed list of the location,size,and species of each tree on the site is included in the Preliminary Development Plans. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D,in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: Comment: Trees over 12"in diameter that are to be removed,will be mitigated per the City's requirements. Calculations showing the trees to be removed and required mitigation in accordance with Section 18.790.060D is included in the Preliminary Development Plans. A Landscape Plan is prepared that describes the trees to be planted on-site with this development. 3. Identification of all trees which are proposed to be removed; Comment: All trees to be removed have been identified in the Preliminary Development Plans. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: Prior to construction activity,all trees to be protected shall be identified and marked. An orange fence shall be installed around the dripline of the trees,in accordance with the arborist's recommendations. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be reinventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Comment: All trees shown on the existing conditions plan were present during the final site survey conducted on June 16,2003. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets,a street and a railroad,or a driveway providing access to a public or private street B. Obstructions prohibited. A clear vision area shall contain no vehicle,hedge, planting,fence,wall structure or temporary or permanent obstruction(except for an occasional utility pole or tree),exceeding three feet in height,measured from the top of the curb,or where no curb exists,from the street center line grade,except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or Site Design Review Page 44 June,2003 AKS Engineering&Forestry,LLC. driveway intersection,hedges,plantings,fences,walls,wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. 18.795.040 Computations A. Arterial street. On all designated arterial streets,the visual clearance area shall not be less than 35 feet on each side of the intersection. Comment: The site is being accessed by SW Atlanta Street,a two lane roadway. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway,and a non- arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width,a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of- way line and measured along such lines. See Figure 18.795.1: Comment: The site is being accessed by SW Atlanta Street,a minor arterial. This development meets the intent of the visual clearance requirements. The visual clearance triangle created is measured 35 feet from the right of way a distance of 35 feet from the centerline of the access(as shown on the Preliminary Development Plans). A portion of the proposed building is located within the visual clearance triangle as shown on the Preliminary Development Plans. However,the building is located according to the Tigard Triangle building requirements. Per discussions with City of Tigard planning staff,the Tigard Triangle building requirements have precedence and the site plan should remain as shown on the Preliminary Development Plans. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets,a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width,a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the access way at the front setback line of a single family and two family residence,and 30 feet back from the property line on all other types of uses. Comment: There are not any non-arterial streets less than 24 feet in width proposed with this development. Therefore,this section does not apply. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street: Comment: The adjacent streets shall be improved in accordance with City street improvement requirements and standards. See Section 18.810.030E for specific improvement standards. Improvements to SW 68th Parkway will include construction of a curb tight 6 foot wide sidewalk with a 6.5 foot wide planter street along the SW 68th Parkway street frontage. Improvements to SW Atlanta Street will include Site Design Review Page 45 June,2003 AKS Engineering&Forestry,LLC. widening the existing street to include 22 feet of pavement from centerline to curb,constructing a curb tight 6 foot wide sidewalk with a 6.5 foot wide planter strip along the frontage. The curb return connecting SW Atlanta Street and SW 68th Avenue will be reconstructed in accordance with City standards. 2. No development shall occur unless streets within the development meet the standards of this chapter. Comment: Right of way has been dedicated to the City of Tigard per Ordinance No. 02-19 to increase the half street right of way of SW 68th Avenue and SW Atlanta Street to 35 feet. 3. No development shall occur unless the streets adjacent to the development meet the standards of the chapter,provided,however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Comment: This development is connected to SW Atlanta Street,a minor arterial. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. Comment: All street improvements shall be constructed by the applicant prior to issuance of any occupancy permits. No improvement guarantees are requested. 5. If the City could and would otherwise require the applicant to provide street improvements,the City Engineer may accept a future improve- ments if one or more of the following conditions exist. a.A partial improvement is not feasible due to the inability to achieve proper design standards; b.A partial improvement may create a potential safety hazard to motorists or pedestrians; c.Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not,by itself,provide a significant improvement to street safety or capacity; d.The improvement would be in conflict with an adopted capital improvement plan; e.The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets;or f.Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands,steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where Site Design Review Page 46 June,2003 AKS Engineering&Forestry,LLC. the development is proposed. In approving an adjustment to the standards,the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest,the approval authority shall consider the criteria listed in Section 18.810.03 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Comment: Streets adjacent to this project shall be improved according to adopted City standards. See Section 18.810.030E for specific improvement standards. B. Creation of rights-of-wav for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however,the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Comment: There are no new right-of-ways proposed for this project. Therefore,this section does not apply. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards,the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation,if any,shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name"the public,"as grantee. Comment: The existing half street right-of-way widths are in compliance with the current City of Tigard standards. The half street right-of-ways for both SW Atlanta street and SW 68th Parkway are 35 feet. C. Creation of access easements. Comment: No access easements are proposed in this application. Therefore,this section does not apply. D. Street location,width and trade. Except as noted below,the location,width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets,to topographic conditions,to public convenience and safety,and in their appropriate relation to the proposed use of the land to be served by such streets: Comment: There are no proposed streets for this project. Therefore,this section does not apply. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an Site Design Review Page 47 June,2003 AKS Engineering&Forestry,LLC. approved street plan,or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated,the width shall be determined by the decision-making authority based upon anticipated average daily traffic(ADT)on the new street segment, (The City Council may adopt by resolution,design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified range.) These are presented in Table 18.810.1. TABLE 18.810.1 MINIMUM RIGHTS-OF-WAY AND STREET WIDTHS Type of Street Right-of-Way Roadway Width(feet) Moving Lanes Width(feet) Arterial 60'-90' 12'/lane 2-4 Major Collector 60'-80 44' 2-4 Minor Collector 60' 40' 2-3 Local Street L Commercial and 50' 34' 2 Industrial Residential Access Streets a. Through street with: • Less than 1500 ADT 50' 32' 2 • Less than 500 ADT 46' 28' 1-2 • Less than 200 ADT 42' 24' 1-2 b. Cul-de-sac dead-end street • Less than 500 ADT 46' 28' 1-2 • Less than 200 ADT 42' 24' 1-2 (Cul-de-sacs shall be no more than 200 feet long and serve no more than 20 dwelling units) Turn-arounds for Dead-end 50' radius 42' radius Streets in Industrial and Commercial Zones Only Turn-Arounds for Cul-de-sac 47' radius 40'radius Dead-End Streets in Residential Zones Only Alley: Residential 16' 16' Alley: Business or Industrial 20' 20' Comment: Street improvements have been designed in accordance with Table 18.810.1. Improvements to SW 68th Parkway will include constructing a 6-foot curb tight sidewalk with a 6.5 foot planter. Additional pavement necessary to create a 22 foot wide paved half-width with a 6 foot curb tight sidewalk and a 6.5 foot wide planter strip will be constructed along the SW Atlanta Street frontage. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 Site Design Review Page 48 June,2003 AKS Engineering&Forestry, LLC. feet surrounding and adjacent to the proposed land division. At the applicant's request,the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land,streets shall be extended to the boundary of the tract to be developed,and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of this street by the property owners,which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Comment: There is no need to extend existing streets to allow for future development. Therefore, this section does not apply. G. Street alignment and connections. 1. Staggering of streets making"T"intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created,as measured from the centerline of such street. 2. Spacing between local street intersections shall have a minimum separation of 125 feet. Comment: There are no local street intersections proposed. 3. All local and minor collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints,existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater the 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints,the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Comment: The streets abutting this site are connected,thus meeting the intent of this requirement. 4. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops,commercial services, and other neighborhood facilities,such as schools,shopping areas,and parks. Site Design Review Page 49 June,2003 AKS Engineering&Forestry,LLC. Comment: There are no proposed streets or street extensions in this application. 5. All developments should provide an internal network of connecting streets that provide short,direct travel routes and minimize travel distances within the development. Comment: The proposed building does not require a network of connecting streets. Therefore, this section does not apply. H. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable,except where topography requires a lesser angle,but in no case shall the angle be less than 75°unless there is special intersection design,and... Comment: There are no new streets or intersections proposed for this project. I. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a 2 tract are of less than standard width,additional rights-of-way shall be provided at the time of subdivision or development. Comment: Right of way dedication has been performed per City of Tigard ordinance No.02-19. The half street right of ways of both SW 68th Parkway and SW Atlanta Street are 35 feet wide. J. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet;while generally not acceptable,may be approved where essential to reasonable development when in conformity with he other requirements of these regulations,and when it will be practical to require the improvement of the other half when the adjoining property developed Comment: Improvements to SW Atlanta include adding pavement to increase the street half width to 22 feet from centerline to curb,adding a 6 foot wide curb tight sidewalk and a 6.5 foot wide planter strip. Improvements to SW 68th Parkway include adding a 6 foot wide curb tight sidewalk and a 6.5 foot wide planter strip fronting the site. K. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long,shall not provide access to greater than 20 dwelling units,and shall only be used when environmental or topographical constraints,existing development pattern,or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. 3. If a cul-de-sac is more than 300 feet long,a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Comment: No cul-de-sacs fronting this site are proposed to be developed with this application. L. Street Names. No street name shall be used which will duplicate or be Site Design Review Page 50 June,2003 AKS Engineering&Forestry,LLC. confused with the names of existing streets in Washington County,except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. Comment: There are no streets proposed for this project. Therefore,this section does not apply. M. Grades and curves. Grades shall not exceed ten percent on arterials, 12%on collector streets,or 12% on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet),and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors,350 feet on minor collectors,or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street,or streets intended to be posted with a stop sign or signalization,shall provide a landing average five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. Comment: There are no streets proposed for this project. Therefore,this section does not apply. N. Curbs,curb cuts,ramps, and driveway approaches. Concrete curbs,curb cuts, wheelchair,bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned,an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Comment: All curbs, sidewalks,and driveway approaches are designed in accordance with City standards. See Section 15.04.080 for details. O. Streets adjacent to railroad right-of-way. Comment: This site is not adjacent to any railroad rights-of-way. Therefore,this section does not apply. P. Access to arterials and major collectors. Where a development abuts or is traversed by an existing or proposed arterial or major collector street the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic,or if separation is not feasible,the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or major collector; 2. Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non access reservation along the arterial of major collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Site Design Review Page 51 June,2003 AKS Engineering&Forestry,LLC. Comment: This site abuts SW 68th Parkway and SW Atlanta Street,both minor arterials;however, no residential traffic is to be generated with this development. Q. Alleys,public or private. Comment: This application does not propose any alleys. Therefore,this section does not apply. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City,it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Comment: All required monuments have been set for the right of ways fronting the project. A boundary survey has been filed with the Washington County Surveyor's Office. S. Private Streets. 1. Design standards for private streets shall be established by the City 2 Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets,such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks,and multi-family residential developments. Comment: There are no private streets proposed with this development. Therefore,this section does not apply. T. Railroad crossings. Comment: No railroad crossings exist or are required as part of this proposal. Therefore,this section does not apply. U. Street signs. The City shall install all street signs,relative to traffic control and street names,as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Comment: All required signage shall be provided by the applicant upon completion of street improvements. The sign cost shall be the responsibility of the applicant. V. Mailboxes. Joint mailboxes facilities shall be provided in all residential developments,with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan,and shall be approved by the City Engineer/US Post Office prior to final approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Comment: This application is not for a residential development.Therefore,this section does not apply. W. Traffic signals. The location of traffic signals shall be noted on approved street Site Design Review Page 52 June,2003 AKS Engineering&Forestry,LLC. plans. Where a proposed street intersection will result in an immediate need for a traffic signal,a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Comment: No traffic signals are required with this development. Therefore,this section does not apply. X. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction Comment: Street lights will be provided along SW 68th Parkway and SW Atlanta Street in accordance with City standards. Y. Street name signs. Comment: No streets are proposed with this project. Therefore,this section does not apply. Z. Street cross-sections. Comment: No streets are proposed with this project. Therefore,this section does not apply. 18.810.050 Easements A. Easements. Easements for sewers,drainage,water mains,electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse,or drainageway,there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Comment: No public easements are being proposed with this development. B. Utility easements. A property owner proposing a development shall make arrangements with the City,the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company,applicable district,or City Engineer. Comment: No public easements are being proposed with this development. 18.810.060 Lots A. Size and shape. Lot size,width,shape,and orientation shall be appropriate for the location of the development and for the type of use contemplated,and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; Comments: The area calculations for this lot have been developed exclusive of existing or proposed rights-of-way. 2. The depth of all lots shall not exceed 2 1/2 times the average width, unless the parcel is less than 1 %:times the minimum lot size of the applicable zoning district; Comment: The lot meets the dimension standards set by the City. Site Design Review Page 53 June,2003 AKS Engineering&Forestry,LLC. B. Lot frontage. Each lot shall abut upon a public or private street,other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050(C)applies,or unless the lot is for an attached single-family dwelling unit,in which case the lot frontage shall be at lease 15 feet. Comment: The lot has a minimum of 25 feet of frontage to public streets. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation,and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. Comment: This project is not a residential development. This section does not apply. D. Lot side lines. The side lines of lots,as far as practicable,shall be at right angles to the street upon which the lots front. Comment: This project is not a residential development. This section does not apply. • E. Large lots. Comment: This project is not a residential development. This section does not apply. 18.810.070 Sidewalks A. Sidewalks required. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A Development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no side walk exists on the other side of the street. Comment: A six-foot wide curb tight sidewalk will be constructed along SW 68th Parkway. In addition,a six-foot wide curb tight sidewalk will be constructed fronting the site along SW Atlanta Street. B. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is adequate right-of-way; the curbside sidewalks already exist on predominant portions of the street;or it would conflict with the utilities. Comment: A 6.5 foot planter strip will be located behind the six foot wide curb tight sidewalk along SW 68th Parkway and SW Atlanta Street. The existing sidewalks are curb tight;the section of sidewalk fronting this project will continue in this manner. Therefore,the planter strip will exist behind the sidewalk,rather than as a separator between the curb and the sidewalk. C. Sidewalks in central business district. Comment: This site is not located within the Central Business District. Therefore,this section does not apply. Site Design Review Page 54 June,2003 AKS Engineering&Forestry,LLC. D. Maintenance. Maintenance of sidewalks,curbs,and planter strips is the continuing obligation of the adjacent property owner. E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed,then every person,firm or corporation desiring to construct sidewalks as provided by this chapter,shall,before entering upon the work or improvement,apply for a street opening permit to the Engineering department to so build or construct.... F. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist,the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinance. Comment: Maintenance of the sidewalks and curbs are the responsibility of the property owner. 18.810.080 Public Use Areas Comment: No areas for public use are proposed in this development. Therefore,this section does not apply. There are no public areas indicated on the Comprehensive Plan for this site. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the comprehensive plan Comment: Sanitary sewer service shall be provided to the proposed building. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Comment: Sanitary sewer service is available from SW 68th Parkway,located south of the site. The applicant,to serve the proposed development,shall extend a sewer lateral northwest to the site. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety,surcharging of existing mains,or violations of state or federal standards pertaining to operation of the sewage treatment system. Comment: This project is not proposing any sewer main construction. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made,and: Site Design Review Page 55 June,2003 AKS Engineering&Forestry,LLC. 1. The storm water drainage system shall be separate and independent of any sanitary sewage system; 2. Where possible,inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Comment: The stormwater drainage system has been designed to be consistent with the City of Tigard's standards. Stormwater runoff from the parking area will be captured by a catch basin and filtered prior to being discharged into the onsite detention pipe. The commercial building's roof drains will be routed to the catch basin filter system before entering the detention pipe. Foundation drains from the commercial building will be routed directly to the detention pipe. A storm line will be constructed from the detention pipe to the existing storm pipe in SW Atlanta Street. More detailed information is available in the Preliminary Stormwater Report. B. Easements. Where a development is traversed by a watercourse,drainageway, channel or stream,there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Comment: No significant drainage courses are located on this site. No easement of this nature is required or proposed. C. Accommodation of upstream drainage. 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,and: 1. The City Engineer shall approve the necessary size of the facility based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Comments: There is no upstream area draining onto this site. D. Effect on downstream drainage. 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 1996 and including any future revisions or amendments). Comment: On-site stormwater detention is being provided to detain the peak stormwater flows to the site's pre-developed conditions. Therefore,downstream drainage facilities will not be adversely affected by this development. Please refer to the calculations found in the Preliminary Stormwater Report. 18.810.110 Bikeway and Pedestrian Pathways A. Bikeway extension. 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 rights-of way,provided such dedication is directly related to and roughly proportional to the impact of the development. Site Design Review Page 56 June,2003 AKS Engineering&Forestry,LLC. B. Cost of construction. Development permits issued for planned unit developments,conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. Comment: The City's adopted Pedestrian/Bikeway Plan shows that there are no bikeway routes on SW Atlanta Street, SW 68th Parkway,or on the adjacent streets, Therefore,the applicant does not need to provide a bike lane. Right of way along SW 68°i Parkway and SW Atlanta Street has been dedicated and the paved street width exists or will be widened to allow for the future development of a bike lane in the future,if determined necessary by the City. 18.810.120 Utilities A. Underground utilities. All utility lines including,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: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve the location of all surface mounted facilities; 3. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Comments: All existing and proposed utilities for this site shall be dealt with per the City's requirements. The applicant may request a"fee in-lieu of undergrounding"for the existing power lines located along SW Atlanta Street. The overhead lines located in the SW 68°i Parkway right of way will be relocated to avoid conflicts with this development. The existing residence and future development will obtain power from the overhead lines located in SW Atlanta Street,therefore,the applicant is not required to underground the overhead lines in SW 68t Parkway. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information,easements for all underground utility facilities,and; 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer of review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Comment: No easements are being proposed with this development. C. Exception to undergrounding requirement. Comment: There are no undergrounding exceptions in this application. D. Fee in—lieu of undergrounding. Site Design Review Page 57 June,2003 AKS Engineering&Forestry,LLC. Comment: The applicant may request a"fee in-lieu of undergrounding"for the utility lines in SW Atlanta Street with this development. CONCLUSION As established within this narrative,the request for Site Design Review of the Atlanta Street Commercial Building plan satisfies all relevant criteria. The applicant requests approval of this application as submitted. Site Design Review Page 58 June,2003 AKS Engineering&Forestry,LLC. Impact Study Exhibit A IMPACT STUDY PROJECT: ATLANTA BUILDING (OCTOBER, 2002) TRANSPORTATION SYSTEM: This project is not proposing any new public streets to be constructed with this development. SW Atlanta Street will be improved to current City standards. These improvements will include widening the street to a half-width of 22 feet from centerline to face of curb, with a 6 foot wide curb tight sidewalk. The site will be accessed from SW Atlanta Street. Frontage improvements to SW 68th Parkway will include adding a six foot wide curb tight sidewalk along the projects frontage. DRAINAGE SYSTEM: Stormwater runoff from the parking area will be captured by a catch basin and filtered prior to being discharged into the onsite detention pipe. The commercial building's roof drains will be routed to the catch basin filter system before entering the detention pipe. Foundation drains from the commercial building will be routed directly to the detention pipe. A storm line will be constructed from the detention pipe to the existing storm pipe in SW Atlanta Street. More information on the stormwater system is available in the Preliminary Stormwater Report for the Atlanta Building. PARKS SYSTEM: This development is not proposing to donate any land to the City of Tigard for open space or parks. WATER SYSTEM: The commercial building will be served from the existing 8"water main flowing north of the site. SEWER SYSTEM: The commercial building will be connected to the 8" sanitary main in SW 68th Parkway. 1 NOISE IMPACTS: This proposed development is a commercial office building in a mixed commercial/residential area. This development should not generate any out of the ordinary noise impacts to the surrounding neighborhood. 2 & klb ,+ 6 PreIim'norj t € LpwFictvs ATLANTA BUILDING v\ l‘\ PRELIMINARY DEVELOPMENT PLANS 0 ��GPR° LNG • `( O ENG114c- ` t& - G1 saps AiPPLICANT/OWNER PLAI'UNO/ENGINEERING/SURVEYING Fit • �A1UN�A i MALCOLM&SHARON ESLINGER,LLC. AKS ENGINEERING& FORESTRY,LLC. SW ; YI OR AND GSP,LLC. • CONTACT: ALEX HURLEY �� [ %%P//////// ////////////%l/D//iiiiii�� 11575,OR 97 PACIFIC 223 HWY. PMB 160 13910 SW GALBREATH DRIVE,SUITE 100 wi 4`t " ; 33! j'y/ PHONE: (503)620-9515 PHERWOOD,OR 97140 ,,( I PH: 503-925-8799 A SW + T'-tN a s ' / 10�) / FAX: 503-925-8969 '"t'• U !! /j / r /� / N cv 1 I / /, i I j� PROPERTY DESCRIPTION TAX LOT 900(TAX MAP 1S1360D) CITY OF TIGARD,WASHINGTON COUNTY,OREGON - 0. , / SECTION 6,TOWNSHIP 1 SOUTH, n I,:r I RANGE 1 WEST, W.M. v� 1 �%Mr VICNTY MAP I I / NOTE: SEE PROJECT SUMMARY NARRATIVE FOR ADDITIONAL NOT TO SCALE j�' INFORMATION. LEGEND // I EXISTING LAND USE: RESIDENTIAL nmuws T t 0 0 VON WA ai SIG - , CoNTROliS as y*. * s w»nc o PROJECT PURPOSE: TWO-STORY OFFICE BUILDING 661 6YDR., A A As v• a o SITE MAP am..kam w 0. - w I NOT TO SCALE TOTAL AREA: 0.37 ACRES• OM out al G oaaz ma.roc . .wcna eBM g 4R 1R(A4.• sr If lar6/0f.REP a ""aumi a m.o.Aar M CO ZONING M.U.E. WC.WOW O • RLENO(Paf sa aRaTLOI a • re Mt A • Calla 8811331281 "°°" I SHEET INDEX PROJECT LOCATION SW 681 OREGON PARKWAY AND SW ATLANTA STREET LK.4444 EOM .—.—....— —..-..---.—_. -. °• 1 COVER SHEET aa:•MOM ..-- -— .----._ DATUM: A BRASS DISK ON THE PACIFIC HWY(99W)OVERPASS OVER THE MOON ......__--- .----- —.--- 2 EXISTING CONDITIONS/TREE PLAN BEAVERTON-TIGARD HWY(HWY 217),IN THE CURB AT THE *An A* .--- anus as _. 3 PRELIMINARY GRADING, DEMOLITION AND EROSION CONTROL PLAN SOUTHEAST CORNER OF THE STRUCTURE. ELEVATION: 219.86' . - - 4 PRELIMINARY UTILITY PLAN , IA 5 PRELIMINARY DIMENSIONED SITE PLAN ,r,Aa -,_ 6 PRELIMINARY LANDSCAPE/TREE PLAN s.Irr aaa us— Mq)r rye 1:::::::=7: :7:1.71_______ _ ENGINEERING-A G SLAErING•Faxcsmr w". ra ):.:. P doe xweca COVER SHEET 14K� �N0."'A °�°" °"°°" ATLANTA BUILDING P�� i3SIO SIN GunaEATN DAVE,WE 100 Pi�AR®FOR MAUI 4 4.0,1 rswaR 11..0 4Y. ��Q° t14 s¢xr000.OR Rnw 11sn•NOM mir6 ma c>.� `'+� �,.••: •. R.ax[.000 srs-aA0 rn(�i k0-00 NO•a 1nll 5" WEI TIGARD OREGON__ n�mE.(%.)020,000 tx'Q 1 OF 6 I ; ` 11 ; 1 \ 1 I 7 / I I M I ■ 1 I - - _ —r- -.� _� — WI IC WE. -OPFU1� --- I Cy]y��W ATLANTA A 0TRE \ _ L- _.I r COMA Ewa----G00-0 'R"°"R- T- =- V-— _ ---r..=----1------I s I 1-,---. 0011RK a_.-_COM= 10054 'I 11 __--•�-•.-s , . u OroRR R—..MOO .yo E _� --1-•----T' --- —- _-_- --__ -_= I I s ,r IMPS rwmro ROM __,_`C-__..1 v, _...Y_ I - r__-- y_:--�`1 \ I a r Nar 10.. 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I •f',' I I / / ! a 1 PSn.RCY1rar.o Ruw1� `I I i �'-� ` / / / / / '4 I / 'S' INFORMATION SHOWN IS BASED ON A TOPOGRAPHIC I ! f _ / l I l / I I l SURVEY PERFORMED BY AKS ENGINEERING& v } ■ i t / l I n I 1 / r FORESTRY,FIELD RECONNAISSANCE, UTILITY / 1 i ' / f / // 1 1 / / 1 COMPANY FIELD LOCATES AND TAX MAP DATA. / I l / / / P ` 1 I ! �'/ / THIS MAP SHOULD NOT SERVE AS A BOUNDARY I i / / / /I / I I SURVEY.INFORMATION SHOWN IS APPROXIMATE. 1 I '1, I/ / / t !„/ I //• �"` UTILITY COMANY LOCATES SHOWN ARE �d t / / f i �s ( E +� APPROXIMATE. I / 1 I r•/ 1•� - ------- - - a1 I : . y,.;e.-x-°S REVISIONS. rola r, 01,1 lame d '4-n I ENt7NEFANIG-RANNG SJRIEYNC•rpKS1RY mo n .b cxt` AS WIN , ,� JOB WOOER ATLANTA BUILDING �� B,+ EXISTING CONDITIONS/ AK, '39'a�R"" w>E 1°° /,REowr+;;W'.,��A" �.,On,� ��``� TREE PLAN • >.. , (51 � ,R X11 M 1 '620- 11QARD OI QON #'/ 2 O 6 -- - - _ TO 10r 100 RCM w(a1-41R RR). tfi U O ID smelt ION ( PL N MmES-mERXLL FNNEEAm muawc raps w�� _�--T-�- I ' ' ;1 i 1 • /A1PROYK O TM5 450900 0001001(EEC)PUN DOES INC C5Nm1UK AN APPROVAL a 4 WAY, GRAM M LINOS SWL BE OMAN R PROXIES ORWERl?001565011 MM/a 51001[1 P01-a- I I I I I FUOMNENT ROAD GR DRAMAS 0015100(ER SE AM LOCATION a ROADS PEES,RESiRIC1a5. WA TRIMS OTHNMSE SNOW'M F 0€ GRAWW SHAL14 19001EO IN LE5,08 OR OMER --- I I I I r 9 I I I I( 1 OIAN95,KIEMINN 01500086.U 01[(ETC) C ME ONSTK AREAS ONES1 E04W:K0Y SHOWN ON*0 00440.PLANS Siyw I I I I I I I U THE IC 01.0 19(!O MESE ESC PI.WS MO TE CONSTRUCTER NI11NANGE C ME M11ENr,AX 2 M£I0NRCATION OR REMOVAL O 00000110 RAMP POLL BE ORE NM C09LTATON 000 TIE yy POPOWL a NESS Etc EMPIRES.DE REWMsMOtt a TE 0*940 CL01WACTR 000 0 PROJECT 15MC OR 001EC15.02CWMM ENGINEER / I I 1 I w_-_-w- ) ORSRUCTa IS WWlE1m ANTS APPROt£O.AND VE41AT00,LAMOffMNC w APPRO.MOLD 5 WXriE AN OSOSE a AL 0000000 400'0 ON9RIAAF NAtOWNS,NtOliNC T.FS,5NNP5, I U CM B.FS1A815gkn 8001$BAU9,AND(RARE.IN SUw A 000100010 01 IEEE ALL APPLICABLE WO I.4CAIS 09N.K ME HEt0 PRIOR 15 E.El.E0108 0401M6 ME LONSMICLOI NRDO MO p51ORRA4C4 MONO 1901 51011000045 DUEAWm BY TE PPOECi ENfBEEP Ot IMOEC.KOTECIRIIGI Ft./PER I I T= I _ __' -w--- w----w-08_-•-- -w-_--I-1 I II 14,5940 51.5000 UOR 90411 W PFRMTim.ME 00010 [0,is,1X01 0X0101 0 R gEMMD A.51MXPLE EXCESS 500 MAi[0M ON-SITE K ORECim.THE PROEM.091100X0110.PROXIES w -)-__. 1AMT0,MULL RAMP iN ESA.N10 a01ECIWICK FNRE00.00 APPROVED RAMS(MISS APPROVED ELMS MNTFY EXCESS EXCAVAT00 I ___ --I- •-"'--- w -__�_ ._ _ __\ _ _-_ _ _-I--_-_ _ -?-•_-_-_.1- TE ESC FAWTES ON PPS RAN MOST K COISMICRO PRIOR TO MN CPE/RMA AM GAMING IS TOR 0090110 FRCP SE 55) --+ - - I I B VAT -1- 004155 MD 00500150000 M AIW A NMWT AS 10 ENSUE THAT SOMAS LACER MIER EMS NOT 5.ME WNTRMTM PUP PROTECT ALL TREES THAT ARE NOT OTFONC0IY SDM 10 W W 0101 01 w A A I �f C R \ I I--•••--- pTFR Of DRAINAGE SYSTEM OR 0052 APRICAOi*000 S.M. 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IRE APR..IS SCARY KSWN9BLE PR PROTECT(N a AIL VW ABIA((NT POPE..MD 000100.THE REST E�� / Eyyry1G O,hRNFM RWE / / D.000151500(1!POEMS FEW EROSION AND GRGMX POE ME COMM Cr R KEN Y OPP. yy--�� r / E RESOLING FRCP 9 0 ER09G1 AND WATER 9001 OF CORRECT➢ I] ANY CHANGE TO MIS(AMMO MAN MOST BE APPROVED BY RN PROJECT ENCWFR AVO R CO FNOWERMC �" N / (TH K NOSED BY OMp5) / �" 'VI)I\ i•12 AP.CAOE WCMMEWm 0109001..P SEAS TES 151011.APRR 10 If E OWED PRISON,P.P.BLY ME Ott 01X..6 0D APPROVED M PUDIC 11.0 E1t1T...XENOx PLANS ] III y 1. 1 •4 SFMp.10E AGENCY O 0*501*lON COMIYS pawl PREVENTION AND S 0000(11011010 Puns `f}" .E, / J � _, I 1. 2Otl1Ul 00101X4 54001 0100 APB 004)STALL K K0.VRT d " £t " Y"4' / / I N I / I l ME APPIICM/WN1RMTM SIM1 BE W1VN5BE EX ME SEEDED A4AS INTL 10100500 uPg1 REP TS fSIABLb1E0 MY 4pOT00K WINE NECESSARY i0 P5100090 T£WOYAn00 SXKl I ALL 5G1N'AM SNAP K LAMED 10WTI AND FREE a PERFORATES --LOLL i d.; / MAT MI191Y ACOMAA2 9MFAa 0,0 (- - _ I L W 001E BY I.APP IGA-1/00 AP �li7 I / 'd "� 1 / A FRP3R1 000101 WA9NE5 AW A IMwARY AEW Nf OILY THEY 91K1 K R.TNtN, ML OJT MID PLL AREAS 00000 5 92)STALL K STRIPPED a SW RD 0000 NGNSiWICnnUt I Y f R I I RIMMED.IMMO Cr REPEALED AT TW DE.110N a 1.OM..1012 2MA1(OPM 0510 PREPPIE SHALL BF REMOVED ROY ME 92 / HI' Ay I {I1 T S TRENCH 9POLS SW5 BE 651100 GEE S2 / OS4+OSLp_: AIWOlIJ'.W. �, ,1- ,r0.!.M 31665'5(*NITS FLWR) 1 E 01 / I \ / D. 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Exhi' b ,'f C Pre ;n4 ;vletry StorvsWedar Repor+ PRELIMINARY STORMWATER REPORT ATLANTA BUILDING AKS JOB 814 DATE: JUNE 30,2003 CLIENT: MALCOLM&SHARON ESLINGER LLC. 11575 SW PACIFIC HWY,PMB 160 TIGARD,OR 97223 PH: (503)620-9515 ENGINEERING CONTACT: ALEXANDER HURLEY ENGINEERING FIRM: AKS ENGINEERING&FORESTRY AK ENGINEERING&FORESTRY 13910 SW GALBREATH DRIVE, SUITE 100 SHERWOOD, OREGON 97140 PHONE: (503) 925-8799 FAX: (503) 925-8969 5_DUO03- o00q I 11/ PRELIMINARY STORMWATER REPORT ATLANTA BUILDING DATE: JUNE 30,2003 CLIENT: MALCOLM&SHARON ESLINGER LLC. 11575 SW PACIFIC HWY,PMB 160 TIGARD,OR 97223 PH: (503)620-9515 ENGINEERING CONTACT: ALB'XANDER HURLEY ENGINEERING FIRM: AKS ENGINEERING&FORESTRY AK se, ENGINEERING&FORESTRY 13910 SW GALBREATH DRIVE, SUITE 100 SHERWOOD, OREGON 97140 PHONE: (503) 925-8799 FAX: (503) 925-8969 PRatepO w�G F4 0� 56539P v 9 OREC ona t � �OrniY 15.2 Q� 9N0 ER N. \\ RENEWAL DATE:6::30-OS E • TABLE OF CONTENTS 1.0 PURPOSE OF REPORT 1 2.0 PROJECT LOCATION/DESCRIPTION 1 3.0 REGULATORY DESIGN CRITERIA 3.1 STORMWATER QUANTITY MANAGEMENT CRITERIA 1 3.2 STORMWATER QUALITY MANAGEMENT CRITERIA 1 4.0 DESIGN METHODOLOGY 1 5.0 DESIGN PARAMETERS 1 5.1 DESIGN STORM 1 5.1.1 ON-SITE INLET AND CONDUIT SIZING 1 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE 2 5.2.1 SITE TOPOGRAPHY 2 5.2.2 LAND USE 2 2 5.3 SOIL TYPE 2 5.4 POST-DEVELOPED SITE TOPOGRAPHY AND LAND USE 2 5.4.1 SITE TOPOGRAPHY 2 5.4.2 LAND USE 2 5.4.3 POST-DEVELOPED INPUT PARAMETERS 2 5.5 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS 2 6.0 CALCULATION METHODOLOGY 2 6.1 PROPOSED STORMWATER CONDUIT SIZING AND INLET SPACING 2 6.2 PROPOSED STORMWATER QUALITY CONTROL FACILITY DESIGN 6.3 PROPOSED STORMWATER QUANTITY CONTROL FACILITY DESIGN 2 6.4 ENERGY DISSIPATER CALCULATIONS 3 6.5 DOWNSTREAM ANALYSIS 3 APPENDIX 1-1 VICINITY MAP APPENDIX 1-2 CATCHMENT MAP APPENDIX 2-1 2-YEAR STORM EVENT-HYDROGRAPH AND FLOW INFORMATION(2.50") APPENDIX 2-2 5-YEAR STORM EVENT-HYDROGRAPH AND FLOW INFORMATION(3.10") APPENDIX 2-3 10-YEAR STORM EVENT-HYDROGRAPH AND FLOW INFORMATION(3.45") APPENDIX 2-4 25-YEAR STORM EVENT-HYDROGRAPH AND FLOW INFORMATION(3.90") APPENDIX 2-5 100-YEAR STORM EVENT-HYDROGRAPH AND FLOW INFORMATION(4.50") APPENDIX 3-1 WATER QUALITY CALCULATIONS APPENDIX 4-1 RELEVANT INFORMATION FROM THE UNIFIED SEWERAGE AGENCY DESIGN AND CONSTRUCTION STANDARDS MANUAL FOR SURFACE WATER MANAGEMENT APPENDIX 4-2 RELEVANT INFORMATION FROM THE KING COUNTY SURFACE WATER MANAGEMENT MANUAL APPENDIX 5-1 SOILS INFORMATION FROM THE USDA SOIL SURVEY OF WASHINGTON COUNTY,OREGON • 1110 PRELIMINARY STORM WATER REPORT PROJECT: ATLANTA BUILDING 1.0 PURPOSE OF REPORT The purpose of this report is to document the criteria for which the storm water system for this site was designed to meet,the sources of information on which the analysis is based,the design methodology,and the results of the analysis. 2.0 PROJECT LOCATION/DESCRIPTION The proposed development is on a parcel of land(approximately 0.37 acres)in Section 36,Township 1 South,Range 1 West,Willamette Meridian,City of Tigard,Washington County,Oregon(Tax Lot 900). The project site is located at the southwest corner of the intersection of SW Atlanta Street and SW 68`11 Parkway. 3.0 REGULATORY DESIGN CRITERIA 3.1 STORM WATER QUANTITY MANAGEMENT CRITERIA The storm water for the site is conveyed to an underground detention pipe. The detention pipe is designed to detain the peak flows for the 2,5, 10, and 25 year storm event to pre-developed levels. The pipe releases the storm water into the existing storm conveyance system located in SW Atlanta Street. The storm water detention pipe is designed to meet the requirements of the Unified Sewerage Agency(CWS)Design and Construction Standards Manual for Surface Water Management(R&O 00-07). 3.2 STORM WATER QUALITY MANAGEMENT CRITERIA Storm water quality management criteria is addressed with a"catch basin stormfilter"produced by Stormwater Management. This storm filter system is designed to meet the Unified Sewerage Agency's (CWS)requirements. 4.0 DESIGN METHODOLOGY The Santa Barbara Urban Hydrograph(SBUH)Method was used for designing the storm water facility and sizing the storm water pipes. This method utilizes the SCS Type lA 24-hour storm. Hydrocad computer software aided in the analysis. References are cited at the end of the report. 5.0 DESIGN PARAMETERS 5.1 DESIGN STORM 5.1.1 ON-SITE INLET AND CONDUIT SIZING Storm water inlets for the site are placed at locations that will adequately control the storm water for the site. The storm water pipes are sized by using Manning's equation based on peak flows for the 25-year event. 111) 1 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.2.1 SITE TOPOGRAPHY The project site has slopes between 10%to 15%sloping west from SW 68th Parkway. The site is vegetated with trees,grass and brush. There is an existing home and several outbuildings on the site. 5.2.2 LAND USE The current land use for this site is residential. 5.3 SOIL TYPE The soils for the site are classified as Woodburn(hydrologic group"C")according to the USDA Soil Survey for Washington County. Information on this soil type is provided in Appendix 5-1. 5.4 POST DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.4.1 SITE TOPOGRAPHY 2 The post-developed site topography consists of a commercial site with paved parking,a building and landscaped areas. 5.4.2 LAND USE The site will be used for commercial offices. 5.4.3 POST-DEVELOPED INPUT PARAMETERS See HydroCAD Analysis(Appendix 2) 5.4.4 PRE-DEVELOPED INPUT PARAMETERS See HydroCAD Analysis(Appendix 2) 5.5 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS There are no offsite contributory basins draining onto this site. 6.0 CALCULATION METHODOLOGY 6.1 PROPOSED STORM WATER CONDUIT SIZING AND INLET SPACING As stated in Section 5.1.1,the pipes were sized using Manning's equation for the 25-year event. (See Appendix 2-1). Note: HydroCAD Software automatically sizes the pipes based on peak flow rates when it performs the Hydrograph Calculations. 6.2 PROPOSED STORM WATER QUALITY CONTROL FACILITY DESIGN The parking area and commercial building storm water runoff will be routed to the Stormwater Management"catch basin storm filter"for treatment. The filter system is sized to meet the Unified Sewerage Agency's(CWS)requirements. 6.3 PROPOSED STORM WATER QUANTITY CONTROL FACILTY DESIGN • The storm water runoff from the parking area and commercial building is to be routed to an underground detention pipe located under the parking area. The detention pipe is designed to detain the 2-year through 25-year storm event to pre-developed levels. An overflow structure is designed to pass flows exceeding the 25-year storm event. 2 6.4 ENERGY DISSIPATER CALCULATIONS Energy dissipaters are not required for this site. 6.5 DOWNSTREAM ANALYSIS The peak storm water flows from the site are being detained to pre-developed levels;therefore,downstream conveyance systems should not be significantly affected. • 3 Appendix I - i 4, M H Iv_ F G _ 65 SW ¢ /'� � �.�OL A iii N PINE ST a. 1 294 S /� Q SW N 8000 N 7500 7000 = c SW SPRUCE rn ! �' ' - '�1.\-b I ` DDRONAsi : TRNSW ST N= SW ¢ N N �,��w SW 'TEV ¢ ST t. x ` v, �. CT < ++ co v) rn Ati�o� a I LESSER Wy . Co n ° r�00 cD S 3 co , c`-' -4 /SW PFAF LE ST 99W 3 CE � �• F k: III 8000 £ SW PALLA� c) r='r PARK s R1DE ATLANTA ST SW HAINES ST 3 Z n ' 0 6000 I �'i. ' \\," �. N SW BAYLIATLANTA� ST 'a N SW vii J 5 GUNTHER 9� a- BUILDING a G 3 ¢ ¢ I sw sourtivl w J, SSW CLI TON � ST� h ST 'Q � ,Fr�ysw J co , 3 i Nt IN o p SW DAR QUTH "L SW� RUSE RIDGE . TD N I= �fw a DR RD N n 2 9 3 I DOUGLAS a i� 217 SW I- N cp I oDR ' ILO, a1DGETOP cr ELMHURS C° ' I Q 1 0 ¢ BAY Po lye o KND� \sSW 7000 I Q J , o " .A ` �t�c AYR o DR : r OSO WY Q a Q N N - cREFK • • ALL BLVD FRAM KLIN ST N ND 1 �F!ELL o¢ F ROSAL 4 4 00 RD N �� = SW SOUTHWIOD :�� CT �° z°° y�NZ SW c°po co I- DR o �1a cC GRAND (D I��c GONZAGA STERN CO �° Z I ct�� DR • CV EVANGELICAL o o CD , 2 Sour �p LJ.!SW ST , SEMINARY 1 F •H PTO ST ;W SUNBROOK DR 3 3 N o co 7 OQ 0 N N 3 I NEADOWC©2001 Thomas Bros. Maps F G H J ' ATLANTA BUILDING:655 H3 Appevidi kb2. i • 1 i > 1 i 1 , 1 0 I Il it ' 1 I .....---- -,__...: 1 -, 1 ■ III * 1 >11 _........_ .---------------- f I I .... \ _ 1 1 , 1 1 i 1 1 4 . 1 111i 1 1 i I 91.9i 1 i IN - 11-'-.......'s.■......., ..,,, ;\ 1 I 1 .., 1 rn 1 1 I slat. I ■.... 1 I „„- • ; § / - .,.. \ill j * t 1 1 I , I ....,___. _ , Ili 1 1 ' . I . I 1 I I j _-..,..ftr- -...., I I, I • - - I , I I I I t , 1 II I 1 -------'-`..----- ''■. I 3110 1 . i N\ sN. \ 1 .....z.z...... , III V 1 ' '•.., •. i 1 t ; • of. E 1 ---20troc•-- i — g 94 LI T.,JoBs\800-$99.81. BAYLOR CT 11\PlonninG-Appficat.o,SUBMITTALI\PI-02 dItg 10,11/02 0954:23 AM POT i w 11. - - - A A A • -El - ilk --- trOTIKW 7.1:171e1A.L1k111.441redir 4. ' - - 1 4(t: a /./ r ' - ‘ 1 wr/ ft / 11111 , I / , / . , / / 1. / (,.ti /, ' -i 7 EL / I 1 I t 4 \ j .i ''' 14'" POST-DEVELOPED CATCFAAKT PLAN r AS „o"�nmrom,a m' ` _,_�-_o . ..... ."° ATLANTA BULDNQ p s. . : _: : : -87 MOM(MI)mw An r . ee 11M«. 2 ser 2 Appev4"x 2- I $ i 1P Drainage Diagram for 814STM Subcat Reach •on• Prepared by AKS Engineering & Forestry, LLC. 10/11/2002 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 814STM Type IA 24-hr Rainfall=2.50" Prepared by AKS Engineering & Forestry, LLC. Page 1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Type IA 24-hr Rainfall=2.50" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: DEVELOPED SITE Tc=5.0 min CN=95 Area=16,142 sf Runoff= 0.19 cfs 0.061 af Subcatchment 2S: PRE-DEVELOPED Tc=9.0 min CN=88 Area=16,142 sf Runoff= 0.12 cfs 0.042 of Pond 1P: DETENTION PIPE Peak Storage= 268 cf Inflow= 0.19 cfs 0.061 af Primary=0.10 cfs 0.060 af Outflow=0.10 cfs 0.060 af Runoff Area = 0.741 ac Volume = 0.103 af Average Depth = 1.67" 1110 I I 814STM Type IA 24-hr Rainfall=2.50" soPrepared by AKS Engineering & Forestry, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 1S: DEVELOPED SITE Runoff = 0.19 cfs @ 7.92 hrs, Volume= 0.061 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=2.50" Area (sf) CN Description 12,348 98 PARKING/BUILDING 3,794 86 LANDSCAPING 16,142 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: DEVELOPED SITE Hydrograph Plot 0.2= -- ._ . . _ .._ _; -- •- E:7-j,:-"T��-- --�--�- --;- --�--�- --�-- -- - -,- - ------- —Runoff 0.19 0.18 - ---- -- - -- - - - ----- • -- ------- - - --- -- - • - - 10 0.17_ :_ _ _ __ :._ ' ._±_ _ __y. __ _ - _ __ .__ : _ 0.16 0.15= -• -- - - - -- -^ - 0.14= - -• - • -- • -- 0.13= , -- - 0.11 c 0.1: -- -- ---- : LL 0.091 - - •-- -- - 0.08'- 0.07- .. _. _ . . . . . .. - 0.06� . . : I : - — -- - - - - - -- --- - ; - : . _: __ - _ : _ -- -- • - - - - 0.053 -- -• - 0.045 --- • -• - - - 0.03= ---- - • - - - - -- - -• -•- - - - - • a-_ -- 0.02i. -• .. .. . . . : _ - a 0.01 - . :. ... . .. . . . .. .. . .._ .. . . _ . ... _ . 0� 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4 814STM Type IA 24-hr Rainfall=2.50" sioPrepared by AKS Engineering & Forestry, LLC. Page 3 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 2S: PRE-DEVELOPED Runoff = 0.12 cfs @ 7.99 hrs, Volume= 0.042 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=2.50" Area (sf) CN Description 11,832 85 LAWN 4,310 98 HOUSE, OUTBUILDINGS, POOL, DRIVEWAY 16,142 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.0 140 0.0660 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 2S: PRE-DEVELOPED Hydrograph Plot 0.13 r0.12 cfs � L Runoff 0.12_ , . _ , .. . . . _._.. . . _ ._ - r _. 0.11_ 0.1- 0.09. - 0.08 : -- , - . . .- - : - - 2 -- .. : .. _; __ . 0.05 0.04_ -- - 0.02j ; _ . ;. a ; 0.01- 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4 814STM Type IA 24-hr Rainfall=2.50" Prepared by AKS Engineering & Forestry, LLC. Page 4 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Inflow = 0.19 cfs @ 7.92 hrs, Volume= 0.061 af Outflow = 0.10 cfs @ 8.32 hrs, Volume= 0.060 af, Atten= 49%, Lag= 23.9 min Primary = 0.10 cfs @ 8.32 hrs, Volume= 0.060 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 1.65' Storage= 268 cf Plug-Flow detention time 23.8 min calculated for 0.060 af (99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 0.87 113 1.75 289 2.62 464 3.50 577 Primary OutFlow (Free Discharge) —1=Orifice/Grate —2=Orifice/Grate —3=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 0.00' 1.7" Vert. Orifice/Grate C= 0.600 2 Primary 2.00' 1.7" Vert. Orifice/Grate C= 0.600 3 Primary 3.40' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 • Appevid "x 2 - L 814STM Type IA 24-hr Rainfall=3.10" 4 Prepared by AKS Engineering & Forestry, LLC. Page 1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Type IA 24-hr Rainfall=3.10" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: DEVELOPED SITE Tc=5.0 min CN=95 Area=16,142 sf Runoff=0.24 cfs 0.079 of Subcatchment 2S: PRE-DEVELOPED Tc=9.0 min CN=88 Area=16,142 sf Runoff= 0.17 cfs 0.059 of Pond 1P: DETENTION PIPE Peak Storage= 376 cf Inflow=0.24 cfs 0.079 af Primary=0.14 cfs 0.078 af Outflow=0.14 cfs 0.078 af Runoff Area =0.741 ac Volume =0.137 af Average Depth =2.22" • 814STM Type IA 24-hr Rainfall=3.10" IdoPrepared by AKS Engineering & Forestry, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 1S: DEVELOPED SITE Runoff = 0.24 cfs @ 7.91 hrs, Volume= 0.079 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.10" Area (sf) CN Description 12,348 98 PARKING/BUILDING 3,794 86 LANDSCAPING 16,142 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: DEVELOPED SITE Hydrograph Plot 0.26: 1 0.24 cfs 1 — Runoff` 0.24E- . 0.22= 0.2- 0.18- rn 0.16= 0.14- 0 LL 0.12 0.11 0.06= - - ; 1 0.02= -- O_ i ................ ..••i....,...,T....i....,....,....,....T....,....4... ..,.,,... ... .. 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 814STM Type IA 24-hr Rainfall=3.10" Prepared by AKS Engineering & Forestry, LLC. Page 3 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 2S: PRE-DEVELOPED Runoff = 0.17 cfs @ 7.99 hrs, Volume= 0.059 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.1011 Area (sf) CN Description 11,832 85 LAWN 4,310 98 HOUSE, OUTBUILDINGS, POOL, DRIVEWAY 16,142 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.0 140 0.0660 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 2S: PRE-DEVELOPED Hydrograph Plot 0.18 -- -- 0.17 cfs --, - - ---- - - - — Runoff 0.17 -L--i-- t--1 --i--J- J J J J t ; 0.16_ i , 1 i � 0.15 t 0.14 *- 0.13 -- - -- -- -- -- - -- - -- -- -, -; ; 0.12_ 1 ; 1--J--L - , 1 .- -- --J--J-----J i-- J 1-- --J---t---,- - 1 1 I . N 0.11 t o 0.09 ,- - ; IL _L__L- _L_.L _ 1-_J-_1_ _ _ _ _J -_ J__J__-_-J._J__J_ 0.08. 0.07 t 1 ; _ { 1 1 1 1 i 1 1 0.06_ , r t t . 1 t 0.05- - -----;- - -- ; -- - - --;---- -- ;- 0.04- - - - . 0.03- L- L--' -- ;-- ' 1 1 1 1 0.02 0.01 ,- ,- - - , 0 n,,....,.... 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type IA 24-hr Rainfall=3.10" diPrepared by AKS Engineering & Forestry, LLC. Page 4 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Inflow = 0.24 cfs @ 7.91 hrs, Volume= 0.079 of Outflow = 0.14 cfs @ 8.26 hrs, Volume= 0.078 af, Atten= 45%, Lag= 20.7 min Primary = 0.14 cfs @ 8.26 hrs, Volume= 0.078 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 2.18' Storage= 376 cf Plug-Flow detention time 27.8 min calculated for 0.078 of(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 0.87 113 1.75 289 2.62 464 3.50 577 erimary OutFlow (Free Discharge) —1=Orifice/Grate —2=Orifice/Grate —3=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 0.00' 1.7" Vert. Orifice/Grate C= 0.600 2 Primary 2.00' 1.7" Vert. Orifice/Grate C= 0.600 3 Primary 3.40' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 814STM Type IA 24-hr Rainfall=3.10" moPrepared by AKS Engineering & Forestry, LLC. Page 5 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Hydrograph Plot 0.26= -r }'` ` f --r-- - - -- -- -- -- - -- - ---- - - -- — Inflow 1 —Primary 0.24= ---- - 0.22= - 0.2 : , 0.18. - - ; y 0.16 : 3 0.14= : LL 0.12 -- -- --.- -)11111 .- ...II 0.12 :0.06= r : ; 0.04! 0.02 - ' 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Ill Time (hours) 0 814STM Type IA 24-hr Rainfall=3.45" Prepared by AKS Engineering & Forestry, LLC. Page 1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Type IA 24-hr Rainfall=3.45" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: DEVELOPED SITE Tc=5.0 min CN=95 Area=16,142 sf Runoff= 0.28 cfs 0.089 of Subcatchment 2S: PRE-DEVELOPED Tc=9.0 min CN=88 Area=16,142 sf Runoff= 0.20 cfs 0.068 of Pond 1P: DETENTION PIPE Peak Storage=426 cf Inflow= 0.28 cfs 0.089 af Primary= 0.16 cfs 0.089 af Outflow= 0.16 cfs 0.089 af Runoff Area = 0.741 ac Volume = 0.1572af Average Depth = 2.55" 4 814STM Type IA 24-hr Rainfall=3.45" 40 Prepared by AKS Engineering & Forestry, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 1S: DEVELOPED SITE Runoff = 0.28 cfs @ 7.91 hrs, Volume= 0.089 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.45" Area (sf) CN Description 12,348 98 PARKING/BUILDING 3,794 86 LANDSCAPING 16,142 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, ' Subcatchment 1S: DEVELOPED SITE Hydrograph Plot 0.3= 1 ., , - 1 ' f=0.28 cfs I — Runoff` 0.28E 0.26- l , 0.24= 0.22 - - -•---`-- -- a-- , 0.2. ; _ I _ - : e y0.18_ I I : : 0.16= j- - - - -'--.'-- --'-- -'- -'-- -'-- -----J--J--J-- ------ 0.141 - -- • - -• -- ; --- 0.12 i i . , 0.1 p. -•�- --•- ---J- 1 r . 0.06- - • : 0.04= I , 0.02 s , 0- ,....,....,,...,....1....,....t....l..............1...:,..., 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type /A 24-hr Rainfall=3.45" 4 Prepared by AKS Engineering & Forestry, LLC. Page 3 HydroCADC 6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 2S: PRE-DEVELOPED Runoff = 0.20 cfs @ 7.99 hrs, Volume= 0.068 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.45" Area (sf) CN Description 11,832 85 LAWN 4,310 98 HOUSE, OUTBUILDINGS, POOL, DRIVEWAY 16,142 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.0 140 0.0660 0.3 Sheet Flow, ' Grass: Short n= 0.150 P2= 2.50" Subcatchment 2S: PRE-DEVELOPED Hydrograph Plot `` 0.22c [ 1 0.21= ; ; : 1 1 , I ,� 0.20 cfs ( , —Runoff 11 0.19= - -, --, -_.__. _ 1 . 1- J -" J 1 , + ; i 1 0.18- - _ - y-_ , _,___,,__ _,,_ __:__ 1_ __:_.. 1_ __:__ _:___:__ . 0.17-_ __ i . 1 1 0.16= • --* - -- --,- -+ , -- - -, -- +- -+-- ,--�-- � ,-- , - -- - - 0.15= - --r ;--;--;--;-- - ;- -;--;--4--,--,--,- -4-- ,--4--4-- 4---I 0.14= 2 r . r ' 1 ; ; 1 1 1 w 0.13- 1 0.12: 1 , 1 1 3 0.114 - 1 ,- „ -.. .I.. . J o JIJ 1 1 0.09- __ ____ _ _ __ _ _ __ ____ _ _ -_1_-, __ - 1------ _ _ -_ J__- -__ 0.084 -- - - -- -- -- ------ ---- - ---------- ------ ---- -- - --- -- O.0 7- - _r__, _ - r __,_-,-_,._r- - -- ,_ _ .__ Z__, 1 , , - 1 : 1 1 1 0.06= TT r -; : , , .} , 1 0.05= : : ; : 0.04= : ; ; 0.(03= • . : : . ; ; : . . 1 0.02- L + _ : _- _ _ __1_-1..J._J__•‘•_•.••J- _ _ ___ _ 1 : I 0.01= . . J __- -j..__.._ ._ __.__ _._ O . . `..:........:.1 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type IA 24-hr Rainfall=3.45" 4 Prepared by AKS Engineering & Forestry, LLC. Page 4 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Inflow = 0.28 cfs © 7.91 hrs, Volume= 0.089 af Outflow = 0.16 cfs © 8.22 hrs, Volume= 0.089 af, Atten= 41%, Lag= 18.8 min Primary = 0.16 cfs © 8.22 hrs, Volume= 0.089 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 2.43' Storage= 426 cf Plug-Flow detention time= 28.9 min calculated for 0.088 af (99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 0.87 113 1.75 289 2.62 464 3.50 577 Primary OutFlow (Free Discharge) —1=Orifice/Grate —2=Orifice/Grate —3=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 0.00' 1.7"Vert. Orifice/Grate C= 0.600 2 Primary 2.00' 1.7" Vert. Orifice/Grate C= 0.600 3 Primary 3.40' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 4 814STM Type IA 24-hr Rainfall=3.45" Prepared by AKS Engineering & Forestry, LLC. Page 5 so HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Hydrograph Plot 0.3-E • , 0.28 cfs — Inflow 0.28= ---- -. - - r — Primary 0.26= - - -i-- . ; -- - � , 0.24_ ; L ; `0.22 -- ----- ----- --�-- - -�; � �_-� -----�-- --_----�--,__. a ; 0.2E - - -- _---- -- --r- ,. - -.- --r-- r--r r--r ' w 0.18= 0 , c) .16 cfs 0.16: - - - - - - --- - ,_ .. r r �° 0.14= - r r , 0.12 ; Y; 0.1 ; ; ; , 0.083 - - -- - - ' 0.04 ; , 0.02, - - L _ -, , 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4 Appevicli'x 2 - Li- 814STM Type IA 24-hr Rainfall=3.90" I) Prepared by AKS Engineering & Forestry, LLC. Page 1 HydroCAD®6.00 sin 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Type IA 24-hr Rainfall=3.90" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: DEVELOPED SITE Tc=5.0 min CN=95 Area=16,142 sf Runoff= 0.32 cfs 0.103 af Subcatchment 2S: PRE-DEVELOPED Tc=9.0 min CN=88 Area=16,142 sf Runoff=0.24 cfs 0.081 af Pond 1P: DETENTION PIPE Peak Storage=494 cf Inflow= 0.32 cfs 0.103 af Primary= 0.19 cfs 0.102 af Outflow= 0.19 cfs 0.102 af Runoff Area = 0.741 ac Volume = 0.184 af Average Depth = 2.98" 0 814STM Type IA 24-hr Rainfall=3.90" upPrepared by AKS Engineering & Forestry, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 1S: DEVELOPED SITE Runoff = 0.32 cfs @ 7.91 hrs, Volume= 0.103 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 12,348 98 PARKING/BUILDING 3,794 86 LANDSCAPING 16,142 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) ' 5.0 Direct Entry, Subcatchment 1S: DEVELOPED SITE Hydrograph Plot 0.34= , . - ;- - — Runoff = . `:0.32 cfs I , 0.32= ,- -i--a--'- -- . i j, .; : 0.3: , 0.28_ - r- -•--,--T -- T- -- T- - -, -- - -; ; 0.26 L -t-- ! -1- - -' . .) ; 0.24= -r r S , , , 0.22' ,--*__.__ __ •__t-_. _y 0.2- , 3 0.18_ T T T -z T T , ; , , ; o ' 1 LL 0.16 • a ; 0.14 ,---,---+ , 0.1; , .- - - - - a.-a-.1 r 0.06; -- • - - - , ;- - �- - 0.04= -! --!-- --' . --1.--t--t--'--'- , ', . , . ' - 0.02 r r- : ; -- ;--t -- - T - ;- - ;- 0 ,.... 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type IA 24-hr Rainfall=3.90" soPrepared by AKS Engineering & Forestry, LLC. Page 3 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 2S: PRE-DEVELOPED Runoff = 0.24 cfs @ 7.98 hrs, Volume= 0.081 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 11,832 85 LAWN 4,310 98 HOUSE, OUTBUILDINGS, POOL, DRIVEWAY 16,142 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.0 140 0.0660 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 2S: PRE-DEVELOPED Hydrograph Plot 0.26 - . .? —Runoff L_ __1- _ __ _ _ _ _ _0.24- _ _ - , _ _ __ __J__ _ 0.22- - . - t 1 : t f I t f t t 0.2_ 0.18 0.16= s, f - - .. --• --•- -�- - ---'- -- ---- -�---+- -- ---- -- - - - -- o t t I t t a 0.12 J a J • 0.1 ; 1 t 0.08 0.06_ 1 1 •0.04- - r -- --r -- t-'i -- - - r - -- r _i--'I-- -- ',--� 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type IA 24-hr Rainfall=3.90" 4 Prepared by AKS Engineering & Forestry, LLC. Page 4 HydroCAD®6.00 sln 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Inflow = 0.32 cfs @ 7.91 hrs, Volume= 0.103 of Outflow = 0.19 cfs @ 8.20 hrs, Volume= 0.102 af, Atten= 39%, Lag= 17.7 min Primary = 0.19 cfs @ 8.20 hrs, Volume= 0.102 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 2.85' Storage=494 cf Plug-Flow detention time 30.4 min calculated for 0.102 af(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 2 0.87 113 2 1.75 289 2.62 464 3.50 577 Primary OutFlow (Free Discharge) 1= i / at 2 Or =Orifice/Grat fice Gr e e 11 3=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 0.00' 1.7"Vert. Orifice/Grate C= 0.600 2 Primary 2.00' 1.7"Vert. Orifice/Grate C= 0.600 3 Primary 3.40' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 0 814STM Type IA 24-hr Rainfall=3.90" 1110 Prepared by AKS Engineering & Forestry, LLC. Page 5 HydroCAD®6.00 s/n 001338 © 1986 2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Hydrograph Plot 0.32 cfs ; r ; ; ; ; ; —Inflow 0.32= - .-.�..�- L L . L 1 , —-1 —Primary) 0.3= - - ; ; ' ; 1 , Ili , e ; , 0.28— 0.26= - -- - - Ir 0.24-E i ; ; , ■ , 0.22 - -- -- -- -- -- -- - - -- -- -- -- --1------ ---- - -- u 0.2� 0.18= r r o i 1 1 1 1 1 1 , , , 0.16. .. - --V- - --- 4 _--r--a.... -1—.. ; ; ; ■ ; I ; I I srl 1 Ir 1 I 1 1 1 I 1 1 rfr O.12 .. -f------ ---- -- -----,, . I 0.1 _ .. _ ..L ——L ..L _ - _ _ L L—_,— L L , L 1 , 0.08 1 1 1 1 1 1 , 0.06 - - - -- - - -- - - r -I - - - - - -- - 0.04= —L L 1 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4 AppeidI.x 2 - 5 814STM Type IA 24-hr Rainfall=4.50" laPrepared by AKS Engineering & Forestry, LLC. Page 1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Type IA 24-hr Rainfall=4.50" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: DEVELOPED SITE Tc=5.0 min CN=95 Area=16,142 sf Runoff= 0.37 cfs 0.121 af Subcatchment 2S: PRE-DEVELOPED Tc=9.0 min CN=88 Area=16,142 sf Runoff= 0.29 cfs 0.098 of Pond 1P: DETENTION PIPE Peak Storage= 572 cf Inflow= 0.37 cfs 0.121 af Primary= 0.31 cfs 0.120 af Outflow= 0.31 cfs 0.120 af Runoff Area = 0.741 ac Volume = 0.219 af Average Depth = 3.55" 0 • 814STM Type IA 24-hr Rainfall=4.50" • Prepared by AKS Engineering & Forestry, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 1S: DEVELOPED SITE Runoff = 0.37 cfs @ 7.91 hrs, Volume= 0.121 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=4.50'1 Area (sf) CN Description 12,348 98 PARKING/BUILDING 3,794 86 LANDSCAPING 16,142 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: DEVELOPED SITE Hydrograph Plot 0.4 1 1 0.37 cfs I 1 , 1 — Runoff 0.384 - -' _--- r-- T--T" - r , , 1 1 I 1 1 T _.t_-,._,-___-,__ti , 1 _ __ _—1•_ __ _".1"— — _ - —=1'- I I ,— T , r , 1 1 1 1 , p— t i . 1 1 1 0.28—• —r—-r——t —- r——,-— —-T — . — —T_— ——l —l —l——1 , 'Y , 1 , I I 0.26 - r--, - ,• —, - 1 .—/ —1 n n -n" , 1 -,--- 1 r N 0.24- -r -, r 1__; 1. 1 - _-_ -- -- v r r 1 I I y 1 1 I r 1 r I r h 1 1 I 0.22's - r• r r r , +--r r , , , , , , 1 , ell _ , , � 1 1 E0.18 _r _ ._ _ __ _ T__ _ _T_ _ __ _ . _ __,__ y_ __, _ _ry__ .,__ ,_- 0.163 - _ • T 1— - , 1 t 1 0.14= -- - - -- --- - - �- �._ 0.12- - -; - 0.1- . ..t - 1— 1 1 —1 0.08- 0.06_ . .. -- - - - - ------ - 0.04 71 - ..._..- O.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 0 814STM Type IA 24-hr Rainfall=4.50" Prepared by AKS Engineering & Forestry, LLC. Page 3 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Subcatchment 2S: PRE-DEVELOPED Runoff = 0.29 cfs @ 7.98 hrs, Volume= 0.098 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=4.50" Area (sf) CN Description 11,832 85 LAWN 4,310 98 HOUSE, OUTBUILDINGS, POOL, DRIVEWAY 16,142 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.0 140 0.0660 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 2S: PRE-DEVELOPED Hydrograph Plot 0.32= --r T F . ?29 ' ; ; —Runoff --i "--"- --'--'+' � t 0.26 .� 0.24: _a_,. 1 __.,,.._ A_ .. a_ J__1_-J__ J_ J J J , 0.22=-- ->•--r-- ---;-- -- -- -- -- -- - 0.2- s 0 0.18= -- -- - -- - -- -- - - -- -- - - -- -� - ----- --- -- - - -----• 3 0.16= ; ; 0.12 1 , ; J_- J_ _J__ J J J p I 1 I � 4 0.06-_-i -- L- _J --t.. _: L_«1__t- _ _ _ t - -----'_ ' -- -, 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4 814STM Type IA 24-hr Rainfall=4.50" 00 Prepared by AKS Engineering & Forestry, LLC. Page 4 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1P: DETENTION PIPE Inflow = 0.37 cfs @ 7.91 hrs, Volume= 0.121 af Outflow = 0.31 cfs @ 8.11 hrs, Volume= 0.120 af, Atten= 17%, Lag= 12.1 min Primary = 0.31 cfs @ 8.11 hrs, Volume= 0.120 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 3.46' Storage= 572 cf Plug-Flow detention time= 32.3 min calculated for 0.120 af(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 0.87 113 •' 1.75 289 2.62 464 3.50 577 Primary OutFlow (Free Discharge) 1=Orifice/Grate 2=Orifice/Grate 0 3=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 0.00' 1.7"Vert. Orifice/Grate C= 0.600 2 Primary 2.00' 1.7"Vert. Orifice/Grate C= 0.600 3 Primary 3.40' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 4 814STM Type IA 24-hr Rainfall=4.50" WO Prepared by AKS Engineering & Forestry, LLC. Page 5 10/1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/11/2002 Pond 1 P: DETENTION PIPE Hydrograph Plot 0.4-: ; 1 0.37 cfs { — Inflow I 0.38-: r r I t I I I r I —Primary 0.36-1 --r -r--r--r r--r - - ; r ; 0.34= -r--r- -r--r- -r--r- -, --r I [ I I 1 , 0.31 cfs 3 r 1 3 1 0.3ir --r--r--r--- - --- ; r- I ; ; 0.284 r ,_ f r r 1 . 1 0.26- --- -- -- ---------- -- ---- --- ---- -- ----- ------ - - r r_ r _ --r__1__ _r _ _ I __ _ _, __ __ _ --r r r I ; 1 I r I r r 1 ■ f r 0.221 --r--r--r --r--r--r- --r--r- r I I 1 I ■ 1 1 I f I l r l r I . [ 1 4 1 1 LL 0.187 --r--r--r--r--r--r I --r'' r--r I r--r I r--r--I- r--1--_r 0.16- --r--r 0.142 -_r --y._-7--r p- -f 7 _ - _r.-_•- --o---r _.I_- _N--i-- -,_ _-I.__I- I_ 0.12! -.- r-- - -- --r--r--r •'- -- --- I I---r--,--- --I---1---,--- I 1 1 1 I I r I 0.047 .. _r _ . - -r --r._r._r - .r -,---r--1- -•- -- - -� - --�- - - _ ■ I I 0.02= OR.�.,I i1....1....�.,..11....1....i....,�.�.1...,I..i.1 �.i�.,� ...I....1....,....1....1...,i....,....1....1...E 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) all 4ppeicLi'x 3H SUBJECT AKS Engineering & Forestry 14/47-1.s'it. 421,,,fc-/r/ 444,,4.,4.,4-4,1-772e, )5 13910 SW Galbreath Drive, Suite 100 Sherwood,OR 97140 DATE A ''''//---07- BY /47/9 PROJECT NO. 811-. Phone(503) 925-8799 Fax (503) 925-8969 r.,...1—..41.7ste ....,,,t*Wet est4.4.4.04,11.6■601.0.14IIMAIly 4.100', ,...303,0nOrr,MkriVAP.1%4,...i ; ,3,1'...36eN WM:14A,,.0.5,1-34,40;:.'d11:4W0203346.111.,V,,e,*,,t9tid .S..641316 ,071,1" ''': .;.•••,, L.,,,,. 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'I. .. — - — • • WO, 2) The following table contains the NRCS-Type lA precipitation distribution. • DESIGN STORM DISTRIBUTION CHART ---• •• • Rainfall Depth, (Inches) Percent Rainfall 2YR SYR 10YR •25YR 50YR 100YR Hour Incremental Cumulative 2.50 3.10 3.45 3.90 4.20 4.50 1 2.40 2.40 ' 0.06 0.07 0.08 0.09 • 0.10. 0.11 2 - 2.60 • 5.00 0.07 0.08 0.09 0.10 • 0.11 • 0.12 3 3.20 , 8.20 0.08 0.10 0.11 0.12 0.13 0.14 4 3.80 . 12.00 • 0.10 0.12 0.13 0.15 , 0.16 0.17 5 4.44 16.44 0.11. 0.14 0.15 0.17 0.19 0.20 6 5.18 21.62 0.13 0.16 0.18 0.20 0.22 0.23 7 6.48 28.10 - 0.16 0.20 0.22 0.25 . . 0.27 0.29 8. 16.44 . 44.54 • 0.41 0.51 0.57 0.64 0.69 0.74 9 7.58 52.12 0.19 0.23 0.26 0.30 0.32 0.34 Ilk 10 - . 5.28 • 57.40 0.13 0.16 0.18 0.21 0.22 0.24 11 4.96 62.36 0.12 0.15 0.17 0.19 0.21 0.22 12 4.32 66.68 • 0.11. 0.13 0.15 0.17 0.18 0.19 13 4.02 70.70 0.10 0.12 . 0.14 0:16 0.17 0.18 14 . • 3.42 74.12 0.09 0.11. 0.12 0.13 0.14 0.15 15 - 3.28 77.40 0.08 0.10 0.11 0.13 0.1.4 0.15 16. 3.00 • 80.40 0.08 0.09 0.10 0.12 0.13 0.14 17 2.80 83.20 0.07 . 0.09 0.10 0.1.1 0.12 0.13 18 2.40 85.60 0.06 0.07 0.08 0.09 0.10 0.11. • 19 2.40 88.00 0.06 . 0.07 0.08 0.09 0.10 0.11 20 '2.40 90.40 0.06 0.07 0.08 0.09 0.10 0.11 21 2.40 92.80 0.06 0.07 0.08 0.09 0.10 0.11 22 2.40 95.20 0.06 0.07 0.08 0.09 0.10 0.11 • 23 . 2.40 97.60 0.06 0.07 • 0.08 0.09. 0.10 0.11 24 2.40 100.00 0.06 0.07 0.08 ' 0.09 0.10 0.11 The above table is from the "Subbasin Hydrologic Modeling Criteria" by Krasner, Chin, &Mayo Inc., 1991. . • • F _. - Hydrology and Hydraulics • • Appendix A'- -Page 4 • • • 1 d. Runoff Parameters — The physical drainage basin characteristics listed below shall be used to develop • the runoffhydrograph. 1) Area • 2) Curve Number . • 3) Time of Concentration • • • •a) Selection of Area: • To obtain the highest degree of accuracy in hydrograph analysis • requires the proper selection of homogeneous basin areas. Significant differences in land use within a given basin must be addressed'by dividing the basin area into subbasin areas of similar land use and/or • • runoff characteristics. Hydrographs should be computed for each. subbasin area and superimposed to form the total runoff hydrograph for the basin. • All pervious and impervious areas within a given basin or subbasin shall be analyzed separately. This may be done by either computing . separate hydrographs or computing the precipitation excess. The total precipitation excess is then used to develop the=off hydrograph. By analyzing pervious and impervious areas separately the cumulative • errors associated with averaging these areas are avoided and the true shape of the runoff hydrograph is better approximated, b) Selection of Curve Number: The National Resource Conservation Service (NRCS) (formerly referred to as the Soil Conservation Service.(SCS))has developed • ."curve.number" (CN)values based on soil type and land use. The combination of these two factors is called the "soil-cover complex." The soil-cover complexes have been assigned to one of four • hydrologic soil groups, according to their runoff characteristics. Soil • Hydrologic Groups may be found in.Table 13, Soil Survey of Washington County, Oregon(SCS July 1982). • • • • Hydrology and Hydraulics Appendix A--Page 5 • • • • `• The following . llowing are important criteria/considerations for selection of CN • values: • (1) Many factors may affect the CN value for a given land use. For example, the movement of heavy equipment over bare ground • may compact the soil so that it has a lower infiltration rate and • greater runoff potential. (2) CM values can be area weighted when they apply to pervious areas of similar ON(within 20 CNpoints). However,-high CM areas should not be combined with low.CM areas (unless the low • CN areas are less than 15 percent of the subbasin). • (3) Antecedent soil moisture values should be considered. Soil • should be considered to be moist prior to the start of the precipitation event. c) S CS Curve Number Equations: The rainfall-runoff equations of the MRCS curve number method relates a land area's runoff depth(precipitation excess) to the precipitation it receives and to its natural storage capacity, as follows: Od = (PR-0,2S)2 /(PR 0.8S)for PR > 0.2S; and Qd = 0 for PR < 0.2S Where • Qd= runoff depth in inches over the area, PR= precipitation depth in inches over the area, S = potential maximum natural detention, in inches over the • area, due to infiltration, storage, etc. The area's potential maximum detention, S, is related to its curve number, CN: S=(1000/CN) -10 • The computed runoff represents inches over the tributary area Therefore, the total volume of runoff is found by multiplying Qd by the area(with necessary conversions): • -- Total Punof Volume (cubic-feet) = — O–,d (i n)x A (ac)x 3,630 TtPicbic- feet/(ac-in)) Hydrology and Hydraulics Appendix A - - Page 6 WO —. When developing the runoff hydrograph, the above equation for Qd is used to compute the incremental runoff depth for each time interval from the incremental precipitation depth given by the desiDa.storm hyetograph. This time distribution runoff depth is often referred to as the precipitation excess and provides the basis for synthesizing the runoff hydro graph. • d) Time of Concentration: • Time of concenfration•(T0'is the time for runoff to travel from the hydraulically most distant point of the watershed to the point where the hydro graph is to be calculated. Travel time (Ti) is the time it takes water to travel from one location to another in a watershed. Tt is a component of time of concentration (TO. Tc is computed by summing all the gavel times for consecutive components of the drainage conveyance system. T, influences the shape and peak of the runoff hydrograph. • (1) Sheet Flow • 111/ Sheet flow is flow over plane surfaces. It usually occurs in the headwater of streams. For sheet flow up to 300 feet, use the kinematics solution below to directly compute Tt: Sheet Flow: T: = (0.93L0-6 x n0.3) (10.4 x 50.3) . Where Tt = travel time (min) n = Manni_ng's effective roughness coefficient for sheet flow .L = flow length (ft) ' I = rainfall intensity in inches per hour S = slope of hydraulic grade Line (ft/ft) Sheet flow shall not be used for distances exceeding 300-feet. (2) Shallow Concentrated Flow For slopes less than.0.005 ft/ft the following equations can be used: • a) For Unpaved Surfaces: V= 16.1345 (S)°s b) _For Paved Surfaces: V =20.3282 (S)°S .610 _ • Hydrology and Hydraulics Appendix A- - Page 7 r , • • Where: y=velocity in feet per second S =Slope in ft/ft • (3) Channel Flow A commonly used method of computing average velocity.of • flow, once it has measurable depth, is the following equation: Y= (1.486/n)xR0.6 x S0.5 • Where: V= velocity(ft/s) • n= Manning's roughness coefficient S = slope of flow path (ft/ft) R= area/periineter ' 1.3 • Water Quality Hydrology Water Quality • The water qpnlity storm is the storm required by regulations to be treated. The storm defines both the volume and rate of runoff. • II . a.• Water Quality Storm: Total precipitation of 0.36 inches falling 4 hours with a `. • • storm return period of 96 hours. b Water quality volume(WQV)is•the volume of water that is produced by the water quality storm. b. • Water Quality Volume (WQV): 0.36-inches over 100-percent of the new • impervious area. Water Quality' Volume (g9 = 0.3 6(in) x Area (s fl 12 (in/ft) c. Water Quality Flow (WQF): The average design flow anticipated from the water quality storm.. Water Quality Flow(cfs) = Water Quality Volume (of) 14,4000 Sec or • Water Quality Flow(cfs) = 0.36(in) x Area (79 12(in/ft).(4 hr)(60 min/hr)(60 sec/min) • (4 — Hydrology and Hydraulics Appenclix A=-Page 8 • • 3.09.2.4 Inlet Control Analysis The headwater de p th for pipes under inlet nlet cantrol shall be determined using the nomgraphs contained in Appendix A: . Hydrology and Hydraulics, the ODOT Hydraulics Manual, or a modeling methodology consistent with FHWA's HYS. 3.09.2.5 Outlet Control Analysis The headwater depth for pipes under outlet control shall'be determined using the nomographs contained in Appendix A: Hydrology and Hydraulics, the ODOT Hydraulics Manual, or a modeling methodology consistent with FHWA's HY8. 3.10 Outfall Desi mi.'Standards • Outfalls shall be above the mean low water level=less an exception is approved by the Agency or City. All outfalls shall be provided with a rock splash pad or other approved erosion control measure. Rock protection atoutfalls shall be designed in accordance with the guidelines in Appendix A: Hydrology and Hydraulics,unless exceptions are approved by the Agency•or City. Mechanisms, which reduce velocity prior to discharge from an outfal . are encouraged. Engineered energy dissipaters, including but not-limited to, stilling basins, drop pools, hydraulic jump basins,baffled aprons, and bucket aprons, are required for outfalls with velocity at design flow greater than 10-feet per second. These shall be designed using published references such as Hydraulic Design of Energy Dissipaters for Culverts and Channels published by the Federal Highway.Administration of the United States Department of Transportation, the ODOT Hydraulics Manatal and others. Design reference shall be cited on the construction plan submittal. 3.11 Water Quantity Facility Design Standards • 3.11.1 Mitigation Requirement for Quantity Each new development is responsible for mitigating its impacts on the public stormwater system. The Agency shall determine which of the following techniques may be used to satisfy his mitigation requirement. a. Construction of permanent on-site stormwater quantity detention facilities —designed in accordance with Appendix B: Water Quality & Quantity Facility Design; or • Storm and Surface Water Rules Chapter 3 - - Page 27 • • b. Enlargement or im rovement-olthe a p downstream conveyance system in accordance with Appendix B: Water Quality&Quantity Facility Design; • or ' c. Payment of a Storm.and Surface Water Management.System Development Charge(SWM SDC), as provided in USA Ordinance 28, which includes a water quantity component to meet these requirements. 3-.11.2 Criteria for Requiring On-Site Detention • a lithe on-site facility is required to be constructed,the development shall be eligible for a credit against SWM SDC fees, as provided in Agency Ordinance and Rules. . • . b. On-site facilities shall be constructed when any of the following conditions exist: 1) There is an.identified downstream deficiency, and detention rather than conveyance system enlargement is determined to be the more effective solution. 2) There is an identified regional detention site within the boundary of the development 3) There is a site within the boundary of the development, which would qualify as a regional detention site under criteria or capital plan adopted by the Agency. . 4) Water gnsntity facilities are required by Agency adopted watershed • • management plans or adopted subbasin master plans: • 3.11.3 Water Quantity Facility Design Criteria a. - All water quantity facilities shall be designed in accordance with Agency guidance documents and be consistent with Appendix B: Water Quality and Quantity Facility Design. • • b. When required, stormwater quantity on-site detention facilities shall be designed to capture runoff so the post-development runoff rates from the site do not exceed the pre-development runoff rates from the site, based on a 2 through 25-year, 24-hour return storm. Specifically,the 2, 10, and 25- (GO _ year post development runoff rates will not exceed their respective 2, 10, and 25-year pre-development runoff rates; unless-other criteria is identified in an adopted watershed management Plan or subbasin master • Storm and Surface Water Rules Chapter 3 - - Page 28 • • • . p • 1110 • t., c. When required because of an identified downstream`deficiency, stormwater quantity on-site detention facilities shall be designed such that the•peak runoff rates will not exceed pre-development rates for the specific range of storms which cause the downstream deficiency. •d. Construction of on-site detention Gh5111 not be allowed as an option if such a detention facility would have an adverse effect upon receiving waters in the basin or subbasin in the event of flooding, or would increase the . likelihood or severity of flooding problems downstream of the site. • .3.11.4 Water Quantity Facility Design Standards • • All water quantity facilities shall be designed in accordance with Appendix B: • Water Quality'and Quantity Facility Design.• 3.12 Water Quality Facility Design.Standards . Purpose , New development and other activities.which create new impervious surfaces or • increase the amount of stornwater runoff or pollution leaving the site are 1, required to construct or fund permanent water quality facilities to reduce contaminants entering the storm and surface water system. b. Criteria for Requiring Construction of a Water Quality Facility • 1) A water quality facility shall be.constructed*on-site unless, in.the judgment of the Agency or City, any of the following conditions exist: a) The site topography or soils makes it impractical, or ineffective to construct an on-site facility; b) The site is small, and the loss of area for the on-site facility' • would preclude the effective development. c) There.is a more.efficient and effective regional site within the • subbasin that was designed to incorporate the development or is in the near vicinity with the capacity to treat the site. • d) The development is for the construction of one or two family . — (duplex) dwellings on extin is of record. • Storm and Surface Water Rules Chapter 3 - - Page 29 • ') If construction of an on-site facility is not required, the development shall Day a System Development Charge in accordance with Agency's Rules and R✓flulat e:s. • c. Design Standards 1) The stormwater quality facilities shall be designed to remove 65 percent of the total phosphorous from the runoff from 10C percent of the newly constructed impervious surfaces. Impervious surfaces shall include pavement, gravel roads, buildings, public and private roadways, and all other surfaces with similar runoff characteristics. 2) The phosphorous removal efficiency specifies only the design requirements and is not intended as a basis for performance.evaluation or compliance determination of the stonnwater quality control facility installed or constructed pursuant to this Chapter. 3) If an onsite water quality facility cannot be constructed to treat the runoff from the development's impervious surface, then with Agency or City approval, an on- or off-site water quality facility may be designed to teat runoff from an equivalent area of adjacent untreated impervious surfaces. 4) The stormwater quality facilities shall be designed for a dry'weather storm event totaling 0.36 inches of precipitation falling in 4 hours with an average storm return period of 96 hours. 5) The water quality facilities shall be sized for impervious area as outlined in 3.12.d. 6) Such facilities shall be constructed as part of the subdivision public improvements. 7) Other design options for meeting this section may be considered by the Agency for approval. 8) All water quality facilities shall be. designed in accordance with Appendix B: Water Quality and Quantity Facility Design. • d. Impervious Area Used In Design • • Storm and Surface Water Rules Chapter 3 - - Page 30 • • 1) Forsinale ffrrily and duplex residential subdivisions, stormwater quality •411 • . facilities shall be sized for all impervious areas created by the • subdivision, including all residences on.individual lots at the current rate of 2640-square feet of impervious surface area per dwelli-ng unit. • 2) For all developments other than single family and duplex, including rowhouses and condominiums, the sizing,of storm-water quality detention facilities shall be based on the impervious area to be created by the development, including structures and all roads and impervious areas. • Impervious surfaces sbail be determined based upon building permits, construction plans, or other appropriate methods of measurement deemed reliable by Agency and/or City. • • 3) The Agency encourages design initiatives that reduce effective impervious area. In developments other than single family and duplex,-a decrease in • the size of the water quality facility may be possible. • • 3.13 Flood Management Design Standards • a. Purpose The purpose of these stanr?srds is to reduce the risk of flooding,prevent or.reduce ' - • the risk to human life and property, and maintain the functions and values of• fioodplsins, such as allowing for the storage and conveyance of stream flows ` t'rirough existing and natural flood conveyance systems. b. Flood Management Areas Defined • Flood management areas shall include,but are not limited to, the following: • 1) Land identified within the 100.year floodplain and floodway as shown on the Federal Emergency Management Agency Flood Insurance mans 2) Land identified in updated flood studies or any other authoritative data documenting flood elevations as approved by the Agency or City/County Jurisdictions shall use the most recent and technically accurate information available.to determine flood areas. Notwithstanding any other provision of these rules, the area withir the town center of the City of Tualatin, more particularly described in Attachment 1, which is by this reference incorporated herein, is not subject to the Flood Management • Design Standards set out in Section 3.13 of these rules. • • . Storm and Surface Water Rules • Chapter 3 - Page 31 • • AppevicUx /-I- - 2 - • . . • ..eit 1 11' .1 1 sv J : i-J4a. ,.. _ - ..--_,..,. ..14 ' ' I), 1 ' ills g 'r,,) ' i • '. - .--.4-' ' . '..1 , • 911 't 1 i -Ai t ri...:* , ,,, I 1 , .,,11 4011 1 111 11■ 11(r .... , ;i , l'i,ig . , im, , . „., 1 j-1 ' 104' ..tti 1,0 • , ., .,,i . • '' "ilk" • A . "if , , 0 '''$§ t _...i• f . p . A 1 , ; . , t,g 1 4 '. . 4f - -,,I•,,t) .1... ,,. 1 _'i.. 4 i li -k ' • 11 0, I -• - 1 Ip •,.. • ,, 1 ...1 In A. .1,. . ;,.... , , . . ..:: _ . . . yr-.1.• ._.1,." ,..,. *It. 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Ilk, ' cc. - Ali . , it ICING •COU.NTY, 'WASHINGTON, SURrACE WATER DESIGN MA I+TUAz TABLE 3=wC "a"AND "k"VALUES USED IN TIME CALCULATIONS FOR EYDROC-RA.PHS IP -n;Shut Flow Equation Manning's Values(For the inhtal 3011 t of travel). trst} q:. Smooth=fans(eonereae,asphalt gravel,or bare hard packed zoo fallow fields or 1at:u ad solace no 0 Dt t ( residue) Cultivated soli with residue cover f>ss • f, <e 0.20 Rift)Cultivated sail with uasfdue emir 006 (5>0.20 is/alit Sr=prairie pus and lawns 0.17 Dense grasses 0.1.5 Bermuda grass t>u Range fn omall 0.41 Woods or Wait with light underbrush• 043 Woods or'war with'derue underbrush 0.40 `Manning v:uas ter cheat flow way. 0.>D Y from t?venon and Meanows 1976(See TA-35,10/36} . 'Y'Values Usad•Mn Travat`Ti me/Time of Ccno Calculations Ca►eatfons ' Shallow Cor.mintrated Row {Martha Initial 300 tt.of sheet flow,R • 0.1) k, 1. Forest with heavy ground lunar and meadows(n.0.10) 3 2. Slushy ground with some tries(n.. 0.030) 3. Fallow or minimum tillage S ail tuitivatian(n .0.DS0} . 4. High pass fn .0,036) '- 9 S r' 5. ■ Short gram pasture and lawns(n•0.050) 0 6. Nearly are ground.(n.0.025) t7 7. Paved arcJ 13 gravel arras(h.0.Ot2) Channol Flaw t".nterminer4)(At the beginning of visible:tanners: .0.2) k. t. Pores•.w;swats with heavy ground timer(n . 0.10) 2. Fnr:ssao drainage course/ravine with 0eltned charmer 5 twc {n.0 050) IO 3. Reck-anal waterway fn•0.035) • 4. Grassed waterway(n.0,1330) t5 I7 5. =wttrtlned vgtanva y(n.cos) S. CMP;ape(n.0.02.1) MD .7. e Can:eta dupe(0.012)' - 21 8. Other waterways and pipes 42 • 0.30/3/n Channsf Flaw(Continuous smart R .0.4) kit . - L Meaneaning Seam with some pools(n w 0.0.10) 10. FL=k.tlned warm 01-tam 11. Grassa4tet+stream(n-ó.033) .12. Orhar=auns manmade channels and pipe Z1 0.807/n• • • . . . — :'See Mager!.Table r t IC flu addltlonal Mannings'11:�7ttuat:toes:pen pane:!}_ — - 3..5.2-7 1/90 � , ,. u L. vviv i 7, WASHINGTON, SURFACE WA • TER DESIGN Iv! ANT;, • 3.5.2 RUNOFF.PARAMETERS • • All storm event hydrograph methods require the input. parameters which r....., drainage basin characteristics. These ich describe the physical hydrograph is developed. This section describes the three key basis from which the runoff y aI 1011 and time of concentration) used to develop the runoff hydrograph using the(amethod of hydrograph synthesis in Section 3.5.3. Area • • To obtain the highest degree of accuracy in hydrograph analysis requires the proper selection homogeneous basin areas. Significant differences in land use within a given drainage basin must be addressed by dividing the basin area into subbasin areas of similar land use and/or runoff characteristics. For example, a drainage basin consisting,of a-concentrated residential area and a large forested area should be divided into two subbasin areas accordingly, Hydrographs should then be Computed for each subbasin area and summed to form the total runoff hydrograph for the • basin. To further enhance the accuracy of hydrograph analysis, all pervious and impervious area • given basin or subbasin shall be analyzed separately. areas within a separate hyd'rographs for each area and combining them to form the ototal runoff hyd ograph or, computing the precipitation excess for Each area and combining the.two to obtain the total precipitation excess ` p ss which is then used to develop the runoff hydrograph this procedure is ,performed automatically by the Santa Barbara Urban Hydrograph method explained further in . Section 3.5.3., "Hydrograph Synthesis"), By analyzing sin g pervious and impervious areas separately the errors associated with averaging these areas are avoided,and the true shape of the runoff hydrograph is better approximated. • Curve Number The Soil Conservation Service (SCS) has for man '" characteristics of various land types. many years conducted studies into the runoff • III developed types. . After gathering and analyzing extensive data, ped relationships between land use, soli type, 9 SCS has surface storage, and runoff, These relationships have been characterised byepsin, infiltration,no coefficient called a "curve number." The National Engineering Handbook Section 4: Hydrology o INEH-4, SCS, August 1972) contains a detailed description of the development and use of the curve number method. SCS has developed "curve number" (CN) values based on soil type and land use. The combination of these two factors is called the "soil-cover complex. The soil-cover r compiezes have been assigned to one of four hydrologic soil groups, according to their runoff characteristics, SCS has classified over 4,000 soil types into these four soil groups. Table 3.5.2A shows the hydrologic soil group of the most common soils in King County and provides a brief description of the four hydrologic soil group classifications, Table 3.5.28 shows the•CN's, by land use description, for the four hydrologic soil groups found i King County. These numbers are for a 24-hour duration storm and typical R d 'n eC s are nog therefore,moisture conditions preceding 24-hour storms in Western Washington. Note *average," but rather calibrated by the SCS for Western Washington and should not be used with "'wet" or "dry" modifications when following the method as applied in this manual, If using the • SCS method calibrated to actual rainfall and/or runoff data, then start with the original SCS CN's published in TR-55 and make modifications as necessary. The following are important criteria/considerations for selection of CN values: (1) Many factors may affect the CN value for a given land use. For example, the movement of . heavy equipment over bare ground may compact the soli so that it has a lesser infiltration rate and greater runoff potential than would be indicated by strict application of the CN value based on predevelopment conditions at the site. • 6111t . r. 3.5.2-1 • . I1/9r, _ ,,, � ,, ,. 4, z, wA.SHINGTON, SURFACE WATER DESIGN MA•NUg -TABLE 3.52B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS • . i 'i • lSOS WESTERN WASHINGTON RUNQ •r Ct..IRVE NUMBERS (Published by SCS In 1982) • I Runoff curve numbers for selected agricultural, suburtan and urban land use for Type 1A rainfall distribution. 24-hour storm duration. • CURVE NUMBERS BY HYDROLOGIC SCc GROUP LAND'USE DESCRIPTION A B....' (c D • Cultivated land(f): winter condition ition 88 91 4 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 55 78 55 89• • Wood or forest land: undisturbed or older second growth 42 54 76 81 .Wood or forest land; young second growth or brush , 55 ?2 81 88 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, part, golf courses, cemeteries, • • landscaping. good condition: grass cover on 75% • or more of the area 58 80 B5 90 fair condition: grass cover on 50% to•75% of the area 77 55 90 92 - Gravel roads and parking lots 75 55 89 91 Dirt roads and parking lots '2 . E2 87 89 i impervious.surfaces, pavement, roofs, etc. 98 95 98 98 11/ i' Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) • Dwelling Unit/Gross Acre % impervious (3) . 1.0 DU/GA • 15 Separate curve number 1.5 DU/GA 20 shall be selected • 2.0 DU/GA 25 •• for pervious and 2.5 D.0/GA 30 impervious portion 3.0 DU/GA 34 • of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 . ' i • 4.5 DU/GA 45 . • 5.0 DU/GA 48 5.3 DU/GA 50 5.0 DU/GA 52 • 5.5_DU/GA 54 7.0 DU/GA 55 . Planned unit developments. ° impervious • condominiums: apartments, must be computed . commercial business and industrial areas. • (1) For a more detailed description of agricultural land use curve numbers refer to National Erigiineering Handbook, Section 4, Hydrology, Chapter 9, August 1972 (2) Assumes roof and driveway runoff is directed into street/storm system. {3) The remaining pervious areas (lawn) are considered to be in good condition for these curve nurnbers. 10 , . . • 4 3.5.2-3 11/92 • • AppevicGx 5 - I '',- - . --..... .."- '''''',..,:. ''''' '' ' .,. t°t, 4 ..:',..:-. ''', kif ' .:14 f■: . ' '..'' ■ '. .,- :''',' , ''''.'s, ■ , ' . ''', • e,,-., . ,.v,i,..-- ..s.,.w.., - ..1''' 1., • -Y"-=`' '''''' - i'`-''' `. ' . ,„ , „., ,„7„,... .. -1...„-;...- . siv..,.. ,. .;.?';;::.i.".:.4.-.1,„,.,.'......',::4,:.',II,',.••,i "•!? .'°(?...7'.• ..V.•..." , - -.7.-r. ;,,1:2t*;:;)..a.t..,:.,;. ...‘4. •,.t.•;.•.••tAiur :?.,,t-.'".0"---..=., --''-1-'...",:c.44' 44,'-' tik,f,'.' 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See Glossary for descriptions of such Soil name and Hydro- Flooding map symbol logic group Frequency Duration Months Aloha: None ___ ----------------------- ---- -----Amity: 2 — C None _--------- ---------Astoria: 3E, 3F ------------ B None —�------------ --- Briedwell: 48, 5B, 5C, 5D _______ B None __—_- Carlton: 68, 6C —_—r— -_-_--_ B None Cascade: 7B, 7C, 7D, 7E, 7F C None - Chehalem: BC —____--- C None _ ___----- Chehalis: 9, 10 _: B Common _ Brief Nov-Mar Cornelius: 1116, 1IIC, 11ID, 1IIE, 111F: Cornelius part _ C None - Hinton part _____ C None Cornelius Variant: 12A, I2B, 12C C None Cove: 13, 14 ____ D Common Brief Dec-Apr Dayton: 15 D None Delena: 16C D None Goble: 178, 17C, 17D, 17E, 1 BE, I BF C None Helvetia: 193, 19C, I9D, 19E ___ C None __- Hernbre: 20E, 20F. 20G :_ B None Hillsboro: 21A, 213, 210. 21D B None Huberly: 22 -__-- D None -- - ---- Dory: 233, 230, 23D, 23E 23F _ C None Kilchis: 1246: Kilchis part C — None 110 Klickitat part B None CIVS Approval Letter E Exhibit D CleanWater Services Our cuntniilincnl i. clues January 11, 2002 Malcolm Eslinger 12727 SW 60th Ct. Portland, OR 97219 Re: New office building located at 6830 SW Atlanta St., Tigard, OR CWS file 1653 (Tax map 1 S136DD, Tax lot 00900) Clean Water Services (formerly USA) has received your Sensitive Areas Certification Form for the above referenced site. Staff has reviewed the Sensitive Areas Certification Form and concurs that the sensitive area found during the pre-screen appears to have been piped. In light of this result, the above referenced project does not need a Service Provider letter as required by Resolution and Order No. 00-7, Section 3.02.1, and your Stormwater connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, /deôt Heidi Berg Site Assessment Coordinator \\MO_SERV_04\engS\Development Svcs'SP 00-7■Concurrence Letters\I SI36DD00900-sens area piped.doc 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax:(503)846-3525 •www.cleanwaterservices.org Exlet ; b1+ F +&+' oY Lpa .+ Av41's G Ri0 U P M A C K E N Z I E 1 Transportation 0690 SW Bancroft Skeet ; PO Box 69039 • Por'lond.OR 97239 Tel:503.224.9560 •Net:infoOgrpmack,com •Fox:503.228.1285 impact Analysis ATLANTA BUILDING Tigard, Oregon 4 ' P'/,'1r3RP ,�'r\�'- ' O LD ' - -•y + OREGON ,t,1, ,l 6%P 1*CH02., `. FN r T. tCr - EXPIRES: '2/31/;x,`3 I Project No 000325.01 1 October 16, 2002 900091.00001 ATLANTA BUILDING TRANSPORTATION IMPACT ANALYSIS TIGARD, OREGON October 16, 2002 Group Mackenzie Project# 000325.01 PREPARED FOR: Eslinger Builders, Inc. PREPARED BY: G R O U P -- MACKE NZI E 1 0690 SW Bancroft Street / PO Box 69039 • Portland,OR 97239 Tel:503.224.9560•Net:info @grpmack.com •Fax:503.228.1285 H:\PROJECTS\00032501\WP\2j16nl.wpd GROUP MACKENZIE-October 21,2002-Page 2 TABLE OF CONTENTS I. INTRODUCTION II. EXISTING CONDITIONS Existing Site Development Traffic Counts Roadway Classifications Planned Improvements III. PEDESTRIAN ACCESS Pedestrian Access Transit Service IV. SAFETY REVIEW Sight Distance Analysis • Accident Analysis V. GROWTH VOLUMES Background Growth In-process Traffic Base Traffic VI. SITE TRAFFIC Access Analysis Trip Generation Trip Distribution and Assignment Combined Traffic VII. INTERSECTION &ROADWAY ANALYSIS Intersection Capacity and Level of Service Queuing Analysis Signal Warrant Analysis VIII. CONCLUSIONS AND RECOMMENDATIONS IX. APPENDIX Figures In-process Traffic Traffic Count Summaries Warrant Analysis Transit Routes Capacity Calculations Accident Data Queuing Calculations Background Growth H:\PROJECTS\00032501\WP\2j 16n1.wpd GROUP MACKENZIE-October 21,2002-Page 3 LIST OF FIGURES 1 VICINITY MAP 2 SITE PLAN 3 2002 EXISTING TRAFFIC 4 BACKGROUND GROWTH - 1 YEAR @ 1% 5 IN-PROCESS TRAFFIC 6 2003 BASE TRAFFIC (FIGURES 3+4+5) 7 TRIP DISTRIBUTION PERCENTAGES 8 SITE TRIP ASSIGNMENT 9 2003 COMBINED TRAFFIC (FIGURES 6+8) LIST OF TABLES 1 SIGHT DISTANCE ANALYSIS 2 ACCIDENT SUMMARY 3 INTERSECTION CAPACITY&LEVEL OF SERVICE 4 2003 QUEUING ANALYSIS H:\PROJECTS\00032501\WP\2j 16n 1.wpd GROUP MACKENZIE-October 21,2002-Page 4 I. INTRODUCTION The Atlanta Building is proposed north of Baylor Court in the southwest corner of Atlanta Street and SW 68th Parkway. The site is bounded by SW 68th Parkway to the east, Baylor Court to the south, SW Atlanta Street to the north, and a residential home on a commercially zoned lot to the west. Figure 1 is a vicinity map indicating the development's location. Development of the site will include up to a 6,600 SF office building with access directly to SW Atlanta Street and indirectly to SW Baylor Street through the Baylor Court parking area. Construction of the office is anticipated for completion in 2003. Figure 2 presents the proposed site plan. This analysis conforms to City of Tigard requirements for a traffic study including local intersection impact analysis, sight distance review, accident history and pedestrian safety. Based on discussions with the City of Tigard, the following intersections were included in the analysis: • SW Atlanta Street at SW 68`h Parkway • SW Dartmouth Street at SW 72°d Avenue • SW Dartmouth Street at SW 68th Parkway Analysis was conducted for the weekday AM and PM peak hours with 2002 existing and 2003 future traffic volumes. Future volumes were reviewed both with and without the proposed office building. H:\PROJECTS\00032501\WP\2j I6nl.wpd GROUP MACKENZIE-October 21,2002-Page 5 II. EXISTING CONDITIONS EXISTING SITE DEVELOPMENT The site is currently occupied by a single-family residence. The residence will be removed with development. TRAFFIC COUNTS Existing traffic turning movement counts were conducted by Traffic Smithy staff in January 2002. These traffic volumes are presented in Figure 3 for the weekday AM and PM peak hour. Daily traffic volumes were obtained from the City of Tigard for calculation of accident rates. ROADWAY CLASSIFICATIONS Each of the roadways within the study area are described below, based on the Tigard Triangle Design Standards (4/01) and staff observation. SW Dartmouth Street is classified as a three-lane Major Arterial with bike lanes and sidewalks between SW 72nd Avenue and SW 68th Parkway. The roadway is currently built to three lanes; however,bike lanes are not striped and sidewalks are provided intermittently. SW Dartmouth Street is posted at 35 mph. SW 68th Parkway is also classified as a two-lane Minor Arterial with planted medians,bike lanes and sidewalks between Highway 99W and Hampton. Currently, on the north side of Dartmouth Street, SW 68th Parkway is two lanes with a striped shoulder on one side. Medians and bike lanes are not provided. Sidewalks are provided only along the frontage of new development. The posted speed limit is 40 mph. SW Atlanta Street is classified as a two-lane roadway with planted median, bike lanes and sidewalks between SW 68th Avenue and SW 72nd Avenue. It currently only extends west of SW 68th Parkway to SW 69th Parkway. This section is two lanes wide without striping, sidewalks, bike lanes or a posted speed. PLANNED IMPROVEMENTS Atlanta Street is shown on the Tigard Triangle Street Plan extending from the east side of SW 68th Parkway west to Dartmouth Street just south of Highway 99W. Since plans and funding are not in place to extend the roadway further west, it was not assumed in this analysis. Several approved developments, including the Tri-County Center,have been conditioned to construct traffic signals at the intersection of Dartmouth Street with NW 68th Parkway and NW 72nd Avenue. These intersections are currently four-way stop controlled intersections. The City of Tigard is collecting a proportionate share of the signal costs from each development in the area. The signals will be constructed at such time as sufficient funds have been collected by the City, or the Tri-County Center develops. This project will also be required to pay a proportionate share of the signal costs. H:\PROJECTS\00032501\WP\2j 16n l.wpd GROUP MACKENZIE-October 21,2002-Page 6 III. PEDESTRIAN ACCESS PEDESTRIAN ACCESS Sidewalks are not provided on SW Atlanta Street and only intermittently on SW 68th Parkway. With the Atlanta Building,sidewalks will be constructed along the site's frontage of both roadways. TRANSIT SERVICE Transit service in the area is provided by Tri-Met. Route#78, Beaverton-Lake Oswego, travels between the cities of Beaverton and Lake Oswego with stops along SW 72nd Avenue, Hampton Street and SW 68th Parkway. The nearest stop is located on SW 68th Parkway at Baylor Street. Buses run approximately every half hour weekdays and Saturdays, and approximately every hour on Sundays. Sidewalk along the site frontages of Baylor Court and the Atlanta Building will provide access to the nearest stop. H:\PROJECTS\O00325OlWP\2j I6n l.wpd GROUP MACKENZIE-October 21,2002-Page 7 IV. SAFETY REVIEW SIGHT DISTANCE ANALYSIS The existing residential driveway will be widened to accommodate commercial traffic for the proposed office building. Sight distance from the existing access was measured in accordance with AASHTO standards, as presented in Chapter 9 of A Policy on Geometric Design of Highways and Streets, 2001 Edition. The recommended sight distances for minor street left and right turns are based on the vehicular speed as described in AASHTO Exhibits 9-55 and 9-58, respectively. There is no posted speed on Atlanta Street. The ninety-degree roadway curve at SW 69th Avenue requires vehicles to slow significantly before making the right hand turn, thus it is estimated that vehicles traveling east on Atlanta Street are going approximately 15 mph. Vehicles headed west on Atlanta Street are accelerating from a full stop, thus it is estimated that these vehicles are also traveling approximately 15 mph near the location of the proposed access. TABLE 1 - Sight Distance Analysis Available Vehicle Turning Recommended To West To East from Site Access Left turn 170 feet 175 feet 115 feet to Atlanta St Right turn 145 feet 175 feet n/a Sight distance from the access is available to the roadway curve to the west and is sufficient for left and right turns out of the proposed access. Sight distance to the intersection with SW 68th Parkway to the east does not meet standards for left turn vehicles; however, a vehicle leaving the site can see vehicles stopped at the 68th Parkway intersection. Only ten percent of the site traffic is anticipated to turn left onto Atlanta Street. SW 72nd Avenue is posted for 30 mph, thus requiring 335 feet of sight distance. Group Mackenzie staff observation of actual speeds on SW 72nd Avenue indicated an 85th percentile speed of approximately 40 mph, thus requiring 445 feet of sight distance. From Baylor Street to SW 72nd Avenue, 425 feet of sight distance is available to the north and more than 450 feet is available to the south. Dartmouth Street is posted for 35 mph, thus requiring 390 feet of sight distance. From SW 69th Avenue to Dartmouth Street, sight distance is available to 68th Parkway approximately 250 feet to the east. Since vehicles are proceeding from a stop at this intersection they are not likely traveling at full speed through the intersection, thus the sight distance is sufficient. Once a signal is installed vehicles may be traveling at 35 mph or more and sight distance will not be adequate. From 69th Avenue to Dartmouth Street sight distance is available to SW 72nd Avenue to the west, more than 600 feet. H:\PROJECTS\00032501\WP\2j 16nl.wpd GROUP MACKENZIE-October 21,2002-Page 8 All other study area intersections are all-way stop controlled, to which AASHTO standards do not apply. ACCIDENT ANALYSIS Accident data for the study area intersections and roadways was obtained from the City of Tigard files for January 1997 through June 2001. Accident rates were calculated in accordance with standard guidelines and intersection ADT was estimated from roadway volumes provided by the City of Tigard for 1995 and 1998. Using older volumes will conservatively increase the accident rates. The minimum threshold for a high accident risk intersection is 1.0 accidents per million vehicles entering the intersection. Accident rates for the study area intersections are listed below in accidents per million vehicles entering the intersection. I TABLE 2 - Accident Summary Intersection 1997 1998 1999 2000 2001 J Total ADT Rate Atlanta/68th Pkwy 0 0 0 1 0 1 15,000 0.04 Dartmouth/72nd Ave 1 4 2 2 1 10 15,000 0.41 Dartmouth/68th Pkwy 1 3 2 1 0 7 16,300 0.26 *partial data only All intersections have accident rates well below the minimum 1.0 threshold. Accident data and calculations are included in the appendix. A single accident was reported at the intersection of Atlanta Street and 68th Parkway in 2000. It is characterized as a rear-end collision of two vehicles turning right from northbound to eastbound. This movement is not stop-controlled. Accidents recorded at the intersection of Dartmouth Street and SW 72nd Avenue primarily involved vehicles turning through the intersection or entering the intersection at an angle. These accidents were attributed to a vehicle failing to stop at the stop sign. A single accident was characterized as a northbound rear-end collision. A signal is planned for this intersection which may reduce the primary type of occurring accident. Of the seven accidents reported at Dartmouth Street and 68th Parkway, three were characterized as rear-end collisions, two involved a vehicle turning through the intersection, one involved vehicles entering the intersection at an angle, and one involved a rear-end collision with a parked car on the south side of the intersection. A signal is also planned at this intersection. All accident data and calculations are in the appendix. H:\PROJECTS\00032501\WP\2j I6n 1.wpd GROUP MACKENZIE-October 21,2002-Page 9 V. GROWTH VOLUMES BACKGROUND GROWTH Turning movement counts at the intersections of Dartmouth/SW 72"d Avenue and Dartmouth/SW 68th Parkway indicate a decline in traffic growth from 1999 to 2002 of approximately 5% per year. The decline is most likely due to saturation at the Dartmouth Street intersections and recent improvements to the I-5/217 interchange. For purposes of this analysis one year of one percent growth was applied to 2002 existing traffic volumes to project traffic volumes at the 2003 build- out year. Background growth for study area intersections is presented in Figure 4. IN-PROCESS TRAFFIC In-process traffic is traffic which will be generated by approved projects that have not been completed at the time of traffic counts. Discussions with City staff have identified three in- process sites that may impact intersections within the study area. • Baylor Court SW 68th Parkway/Baylor Street • Green Office Building SW 67th Avenue/Baylor Street • Tri-County Center SW 72"d Avenue/Dartmouth Street Trips generated by these sites were estimated from their respective traffic studies. Trip generation and distribution for each site are attached in the appendix. Figure 5 summarizes PM peak hour trip assignment for the in-process traffic. BASE TRAFFIC Base traffic, the summation of existing volumes, background growth and in-process traffic, is the estimated future traffic without the proposed development. Figure 6 illustrates 2003 base traffic during the peak hours. H:\PROJECTS\00032501\WP\2j 16n1.wpd GROUP MACKENZIE-October 21,2002-Page 10 VI. SITE TRAFFIC ACCESS ANALYSIS The proposed office building will have access to Atlanta Street at the existing driveway location approximately 115 feet west of SW 68th Parkway, measured near edge to near edge. Access will be available to Baylor Street through the Baylor Court parking area; however,vehicles are not anticipated to use this route. The Tigard Transportation System Plan indicates access spacing for roadways and driveways on an arterial should be between 600— 1,000 feet and for a collector between 200—400 feet. The proposed access point is located 100 feet west of SW 68th Parkway, 25 feet east of the Oregon Medical Evaluations driveway, 50 feet east of a single-family residential driveway and 155 feet east of SW 69th Avenue. All distances listed are approximate measurements from near edge to near edge. Atlanta Street, between SW 68th Parkway and SW 69th Avenue is less than three hundred feet. None of the existing driveways on this section of roadway can meet the spacing standard. TRIP GENERATION Trip generation calculations were prepared utilizing the Institute of Transportation Engineers (ITE)Trip Generation, Sixth Edition. Average rates for Land Use Code 710, General Office, were applied. The table below presents the trip generation characteristics for the proposed 6,600 sf office. ADT 73 VPD AM Enter 9 VPH PM Enter 2 VPH AM Exit 1 VPH PM Exit 8 VPH For purposes of this analysis, all trips generated by this development are assumed to be automobile trips. TRIP DISTRIBUTION AND ASSIGNMENT Trip distribution is based upon the location of the development and knowledge of the area. Approximately 30%will travel to and from I-5 north, 25% 1-5 south, 30%Highway 99W, 5% east of I-5, 5% south on 72'Avenue and 5% within the Tigard Triangle. Vehicles traveling north and south on I-5 are anticipated to use the Haines Street and Dartmouth Street interchanges, respectively. Figure 7 illustrates the entering and exiting trip distribution percentages through the area. The corresponding trip assignments are shown in Figure 8 for the study area intersections. COMBINED TRAFFIC Combined traffic is base traffic volumes plus site traffic. Figure 9 illustrates 2003 combined traffic volumes. H:\PROJECTS\0003250 1\WP\2j 16n I.wpd GROUP MACKENZIE-October 21,2002-Page 11 VII. INTERSECTION AND ROADWAY ANALYSIS INTERSECTION CAPACITY AND LEVEL OF SERVICE Intersection capacity calculations were conducted utilizing the methodologies presented in the 2000 Highway Capacity Manual. A summary of the methodology is included in the appendix. Highway Capacity Software (HCS)was used to prepare the capacity and level of service calculations. Copies of the calculations are included in the appendix. HCM methodology limits all approaches of an all-way stop controlled intersection to one or two lanes. All three intersections within the study area have approaches with exclusive left, through and right lanes. To complete analysis, the through and right turn volumes were merged into one lane. City of Tigard considers a level of service "D" as the minimum acceptable, thus requiring mitigation when the level of service is expected to drop to an "E"or"F." The capacity calculations address 2002 existing traffic conditions and 2003 future volumes with and without development of the site. The following table summarizes the capacity and level of service calculations for all conditions during the weekday AM and PM peak hours. ITABLE 3 - Intersection Capacity and Level of Service Intersection Peak 2002 Existing 2003 Base 2003 Combined A Atlanta/ AM 10.41-B 10.85-B 10.91-B SW 68th Pkwy PM 12.44-B 13.80-B 13.88-B B Dartmouth/ AM 16.08-C 18.10-C 18.09-C SW 68th Pkwy PM 36.92-E 50.66-F 50.79-F C Dartmouth/ AM 24.58-C 40.27-E 40.27-E SW 72"d Ave PM 22.74-C 62.10-F 62.10-F All-Way Stop: Delay(seconds)-LOS Atlanta Street at SW 68th Parkway is operating at a level of service `B"during the weekday peak hours. This level of service assumes a free-flow northbound to eastbound right turn. A level of service`B"will continue in 2003, with or without the proposed office building. The intersection of Dartmouth Street and SW 68th Parkway is operating at levels of service"C" and"F" during the 2003 peak hours. Critical lanes at this intersection are the northbound through/right, eastbound through/right and westbound through/left. Taking into account the existing northbound and eastbound right turn lanes, the intersection is likely operating with less delay and possibly at a level of service"E."A signal is planned for this intersection. The subject office building will add three trips to this intersection during the PM peak hour. H:\PROJECTS\00032501\WP\2j 16n l.wpd GROUP MACKENZIE-October 21,2002-Page 12 Dartmouth Street at SW 72nd Avenue will operate below a level of service"D"in 2003, with or without the Atlanta Building. A signal is planned for this intersection. The Atlanta Building will add one trip during the PM peak hour to this intersection. QUEUING ANALYSIS Queuing calculations were prepared for the intersection of Atlanta Street and SW 68th Parkway based upon a 95%probability methodology. The anticipated future storage needed at the intersection is listed in the table below. TABLE 4 -2003 Queuing Analysis (feet) Atlanta/SW 68th Parkway Approach Lane _ Needed Available Northbound Left/Through 75 75 Southbound Left/Through/Right 100 435 Left/Through 50 150 Eastbound Right 25 30 Left 150 >300 Westbound Through 25 >300 The current lane configurations and striping will accommodate the 2003 needed storage. Queues eastbound on Atlanta Street will not obstruct the proposed access point approximately 115 feet east of SW 68th Parkway. SIGNAL WARRANT ANALYSIS Peak hour signal warrants(Warrant#3) in the Millennium Edition of the Manual on Uniform Traffic Control Devices were reviewed for all the study area intersections. The intersections of SW 68th Parkway with Atlanta Street and Dartmouth Street meet peak hour warrants with existing volumes and will continue to do so in the future. The intersection of Dartmouth Street and SW 72nd Avenue does not meet warrants with current volumes,but will meet volumes 2003 with approved traffic. H:\PROJECTS\00032501\WP\2jI6nl.wpd GROUP MACKENZIE-October 21,2002-Page 13 VIII. CONCLUSIONS AND RECOMMENDATIONS The Atlanta Building is proposed north of Baylor Court in the southwest corner of Atlanta Street and SW 68th Parkway. Development will include up to 6,600 SF of office building with access directly to SW Atlanta Street and indirectly to SW Baylor Street through the Baylor Court parking area. The Atlanta Building proposes to widen the existing residential driveway to 25 feet. This is approximately 115 feet west of SW 68th Parkway, 25 feet east of the Oregon Medical Evaluations driveway, 50 feet east of a single-family residential driveway and 155 feet east of SW 69th Avenue. All distances listed are approximate measurements from near edge to near edge. Atlanta Street,between SW 68th Parkway and SW 69th Avenue is less than three hundred feet in length. The TSP spacing standard of 200 feet for a collector roadway cannot be met on this section of roadway. Sight distance was measured in accordance with AASHTO standards for a 15 mph roadway. No speed is currently posted on this section of road. AASHTO recommends 170 feet of sight distance for left turns from minor street at 145 feet for right turns. From the existing access, sight distance is available 175 feet to the west where Atlanta Street makes a ninety degree curve and 115 feet to the east at the intersection with SW 68th Parkway. Although recommended sight distance to the east cannot be met with this site, vehicles turning out of the site can see vehicles stopped at the SW 68th Parkway intersection and only ten percent of the site traffic is anticipated to turn left onto Atlanta Street. Sidewalks are currently provided intermittently through the area. With construction of the Atlanta Building, sidewalks will be constructed along the site frontage of SW 68th Parkway providing a pedestrian path to the Tri-Met stop at SW 68th Parkway/Baylor Street. Based on ITE rates, the 6,600 sf office building will generate 73 weekday trips, ten AM peak hour trips and ten PM peak hour trips. Approximately 30%will travel north on I-5, 25% south on I-5, 30% on Highway 99W, 5% east of I-5, 5% south on SW 72nd Avenue and 5% in the Tigard Triangle area. Accident data for the study area intersections was obtained for the City of Tigard from January 1997 through June 2001. Accident rates were calculated in accordance with standard guidelines. All three study area intersections have accident rates well below the minimum 1.0 threshold. Left turn and angle accidents occurring at the intersections on Dartmouth Street will likely be improved by the planned signals. Atlanta Street at SW 68th Parkway is operating at a level of service`B" during the weekday peak hours. This level of service will continue in 2003, with or without the proposed office building. The intersections of Dartmouth Street with SW 68th Parkway and SW 72"d Avenue will operate at a level of service"F"during peak hours in 2003,with or without the proposed office building. Signals are planned for these locations. All three study area intersections will meet peak hour signal warrants with 2003 future volumes. H:\PROJECTS\00032501\WP\2j 16n 1.wpd GROUP MACKENZIE-October 21,2002-Page 14 The existing striping at the intersection of Atlanta Street and SW 68th Parkway is sufficient to accommodate the 2003 traffic volumes. Eastbound Volumes on Atlanta Street will not obstruct the proposed access located approximately 100 feet to the west. Signals are planned at the intersections of Dartmouth Street/SW 72nd Avenue and Dartmouth Street/SW 68th Parkway. These intersections are currently four-way stop controlled intersections, but will be signalized at such time as sufficient proportionate share funds have been collected. The Atlanta Building is anticipated to add three PM peak hour trips to the intersection of Dartmouth/SW 68th Parkway and one PM peak hour trip to the intersection of Dartmouth/SW 72"d Avenue. Group Mackenzie has the following recommendations for the Atlanta Building development: 1. Pay proportionate share of signal costs at the intersections of Dartmouth St/SW 72nd Avenue and Dartmouth/SW 68th Parkway. 2. Implement and maintain landscaping along the site frontage at a height that ensures sight distance from the access to the curve of SW 69th Avenue and the intersection with SW 68th Parkway. H:\PROJECTS\00032501\WP\2j 16n1.wpd GROUP MACKENZIE-October 21,2002-Page 15 IX. APPENDIX Figures Traffic Count Summaries Transit Routes Accident Data Background Growth In-process Traffic Warrant Analysis Capacity Calculations Queuing Calculations H:\PROJECTS\00032501\WP\2j 16n 1.wpd GROUP MACKENZIE-October 21,2002-Page 16 FIGURES 5 CT Q m Q / co PINE n Q ST m = _ H IPRUCE cn ST CO 99 i . r rn cORONAOO i NORN ST ¢ = a > rf∎ I- Q ST Q r°. Q = - co H c m Site 1 AFFLE ST `� __ ATLANTA S.:14C‘.\ P- a I SW BAYLOR ST I >Qi a1 a aI f 1 CLINTON ST _ 1 T , ,‘ \■N: Z j –111 -- ? ELMHUR-T ST Q co __+ERMOSO WY 1 I SW BE �;", IN Id _________H VELAND ST I ST 41.iGO -.GA ST Figure 1 �f� e w MPTON �� Vicinity Map ST Q �� 7` f"" - Site ill et Classification ctFreeway ~o = (,(,� Highway CRESTVIEW ST N. l-- A/Primary Arterial N Secondary Arterial SW Q N Other Arterial VARNS Minor Streets � 1� p1(WY - HAMPTON ST VARNS __. G - cT FIR ST �ACKENZIE1 FIR S T LP 0 400 800 Feet JO Il ni ti r 02 11 : 0 7a RKS ENGR 5039258969 p. 2 (V CS -al-1S —. )( 1j IMIIIII MI 1111114111111.11 I Mar ( ': . 1 77.T7 • . ' a I: \ „, " tai " F " 1 \1 �? Dit ., .. , , vl 1 Ei - ; . I , -1 } s .........""" .±111.. MIMIIIII:jt a . --68TH PKWY \�� o� i .15,0," -..r.'• , i N. N , i N. i i ... \ 1 I, . ! € \ ti i N.• i : lieiti"Mii:". •. \\ i i jA:) s 10/14/2002 MON 11:16 [T%/R% NO 6721] 1)002 110 NOT TO SCALE W ATLANTA HAINES BAYLOR ST SITE N >— N Y CLINTON ST I t- oo • DARTMOLTH C B c0 (0 O N7 N O) WEEKDAY 4—> 200 WEEKDAY 6--' ! + "-- 170 AM PEAK 16—" -- 49 PM PEAK 95-- 82 1—... .r-- 260 14—., ,-- 262 Ir � 1r c0 t` N A O '� Ln In O r` N N N N N d' c0 CO r.n^ I- M CO Ln (O N7 O L7 LO 1I �I \A / 19--' f t � ``— 4 72—** + � 72 40—' � � �'~- 48 210--" � '�- 125 126--- -- 163 53---.- -- 166 234-- f -- 228 223—•- t --- 149 167-•, I r,,— 35 4O— I r •r- 203 130----, 4 I r ,r 83 19--•, 1 I r ,r 87 co Tr .© u O N g P DATE 02.04.02 2002 EXISTING TRAFFIC FIGURE —'-f A C K E N Z I E I DRAWN BY: EHB /690 SW Bancroft St/POBac69039 Portland.CR 97201.0039 k CHECKED BY:_________- WEEKDAY AM + PM PEAK 3 TO 503_224.9560/360.695.7879 Pax,503.228.1285 JOB NQ BAYLOR COURT II ®°aaPMACIO E MONTS seam 2000325.01 1 N a, ,,; T„ a� TRAFFIC IMPACT ANALYSIS 1 1 1 A 1 NOT TO SCALE w ATLANTA HAINES Q A < zz BAYLOR ST SITE N r N ?y Y CI- V) CLINTON ST I I-- Do • DARTMOLTH �� C B o " o WEEKDAY o--1 1 \, '-- 2 WEEKDAY o--- 1 1 \` ''' 2 AM PEAK o�, 0 PM PEAK o� � 3 1t '\ 1 / o " " ® a O " O " N " OcV " '-' .- (NI 11 11 \a 11L 11 \A 0-- 0 1—' '1'..- 0 O� 0 2--- `` 1 1— -- 2 1-• — 2 2-.- -- 2 2-- — 1 2 ..- 0 O---..„ ✓ 2 1-, 1 0-, .- 1 1t \ It '\ 1I tiff © " " O s O " O © NNO 0 OIn " R (I P DATE: 02.04.02 BACKGROUND GROWTH-1Y' FIGURE — A C K E N Z I E I DRAWN BY: EHB WEEKDAY AM + PM PEAK ■ J690 SW 8axo ox att St/PO B 69039 Portland.OR 97201-0039 CHECKED BY: _ ' Tel-503.224.9560/360.695.7879 Fax,503.228.1285 � JOB NO: BAYLOR COURT II 2000325.0 1„ GI M N Pl/P q a OV EO M4 T O K TRAFFIC IMPACT ANALYSIS NOT TO SCALE ATLANTA AES w > z BAYLOR ST SITE r r Y Cl- ( CLINTON ST 1- oa DARTMOLTH '. C B ._ d. 0 000 WEEKDAY o-'1 � �- 0 WEEKDAY o-' � \. ``--- 0 AM PEAK 0� 22 PM PEAK 2--- - 1 1r 0� ir � 54 c) O O o �1 O N s O � N NON MCO A �� U0 a) V V 1 20- "- <2> 12--"" � '- 7 115-�' f � ``- <6> 53-'' � � - 1 22-- — 27 9 --- 17 110---► -»--- 84 53–.- 53 <2>ti r 9 0-,, ,r 0 <5>- . ,.- 30 0 ."--- 0 1r \ Ir '\ 1r '\ ir 0!c v 0 r7 1,.� 000 0 v s 0 0 0 u R 0 P DATE: 02.04.02 IN-PROCESS TRAFFIC j FIGURE - A C K E N Z I E I DRAWN BY: ENS CHECKED BY WEEKDAY AM + PM PEAK 5 690 SW Bancroft St /PO Bar 69019 Portland.OR 97201-0039 -___-_-___ .._._._._. Tel*503.224.9560/360.695.7879 Fax 503.228.1285 BAYLOR COURT II I JOB NO: ®GROUP RE 2032 AL O 2000325.01 TMI D DtlNmME® P* MO Z30:OUY rO AME PoT ssN!E . 0 NOT TO SCALE ATLANTA AHAINES w < ,,, z BAYLOR ST SITE CV r N 3 CLINTON ST a (I) I I oo • DARTMOI TH 1 C B , ,-,-, .., ,,, ,...) . WEEKDAY 4-x' 1 1 � 1"--- 202 WEEKDAY 6-'' 1 1 \As- 172 AM PEAK 16—' — 51 PM PEAK 98-- — 84 1 285 t4--, . 319 tIt ttt ® o r� � 4 � ON co CO tn O� On N GO In c0 -' 1I \k 1 jL 11L, 11 39 2 85-x' '�- 79 155-�' ' - 42 265--' 127 149 -- 192 63-- — 185 346--- — 314 278--.- -- 203 167-., t ! f 44 40 f ,� 205 126 ti t 114 19 t f 88 1 1 0 � 2N ® X0 0 © - (N S t°'3Z r• R n u P DATE: 02.04.02 2003 BASE TRAFFIC I FIGURE -4M A C K E N Z I E DRAWN BY: EHB ■e CHECKED BY: WEEKDAY AM + PM PEAK . 6 690 SW 8anerott St/PO Boc 69039 Portland.OR 97201-0039 Tel.503.224.9560/360.695.7879 Fax.503.228.1285 --:- JOB NO: BAYLOR COURT II C2 MOP MOO=2 "`°'n 2000325.01 i m*„ ,, „= TRAFFIC IMPACT ANALYSIS 30%1\ 30% 0 NOT TO SCALE ATLANTA HAINES <-30% � 359 —> ° BAYLOR ST SITE N >- N ?j Y CLINTON ST N I— cc F30% . 5% • DARTMOUTH 25%—i C B 5,I%. W5% 0 M ENTERING --• r \. �- EXITING 30.-' 1 1 ` R- -- 30 35---i. -+- 25 ti ,r- o 0 in N 1 ! L --,0 1 l 30 --- 1 ! 1 ! �' .� 5— _.� .--- 5 -..,,, r ----. A-- ----, w--. 5 ~ f } t f t t t t t 0 0 �/ 1 G R O U P DATE: 10.04.02 FIGURE ""'�" M A C K E N Z I E I DRAWN BY: EHB TRIP DISTRIBUTION PERCENTAGES , 7 „690 SW Bancroft St/POW(69039 Portland.OR 97201.0039 CHECKED BY: Tel.5033.224.9560/360.695.7879 Fax'503.228.1285 — - T ® �, AIL DDB NO: BAYLOR COURT II IE GROUP � ,E 2000325.01 1 m a g N TRAFFIC IMPACT ANALYSIS NOT TO SCALE ATLANTA A ) HAIN z BAYLOR ST SITE c.► r N , 0 f-" CLINTON ST I l- eo • DARTMOLTH C B PO 00 00 0 WEEKDAY 0--- 1 \A -- o WEEKDAY 2-v l \A `'- 0 AM PEAK 1— I — o PM PEAK 2� I 0 ENTER 9 \ I 1- ENTER 2 \ I f EXIT 1 ® 1-• 0 0 EXIT 8 0 -- 0 O 0 0 0 0 0 0 0 0 0 0 0 N / IL i ! L 11L 1t 0 ``— 0 0— 3 0-' "--- 0 0.' ' -- 1 0 -- 0 0---.- .-- 0 0 --- 0 0 -- 0 0---..., ,•- 0 0-,k ,r- 0 0---, s- 1 0----,,,, l 0 Ir '\ I1- 1r Ir 0 000 0 000 0 000 /'.,1 00 O o R 0 U P DATE: 02.04.02 SITE TRIP ASSIGNMENT , FIGURE -' ACKENZlEI DRAWN BY: ERB CHECKED 8Y: WEEKDAY AM + PM PEAK Q .690 SW Bancroft St/PO Bac 69039 Portland.CR 97201-0039 -----.--- -.__— I V Tel 503.224.9560/360.895.7879 Fax.503.228.1285 , .Joe-...___.._....._._-._......._.---_ ND: BAYLOR COURT II 0 MOP MAamta 2002"`RIM MOND 2000325.01 ., M „ „= TRAFFIC IMPACT ANALYSIS Ilr i NOT TO SCALE ATLANTA AHAJNES W > o BAYLOR ST SITE cv N 2i r Y 0 CLINTON ST o_ 3 t- oo co • DARTMOUTH C B 0 M O r) c0 cD r 00 M 1 - WEEKDAY 4--v , \k "---- 202 WEEKDAY 8--' 1 `- 172 AM PEAK t7— — 54 PM PEAK 101—' — 85 1 285 17--y ,r 319 1f X114 .* ini O E � 0 cc to O cn in O N co h Q N N t0 t0 ) 1 ) 1 \ ) ! L 11L 39-4' `�- 2 85-'' '— 82 155-' `-- 42 265--' '` 128 149 -- 192 63—► 185 346 ---- 314 278—.- -- 203 167 f,� 44 40--, r ✓ 205 126--,, f ,-- 114 19 ti 88 0 P 2 N! © d N R © 09 2 a M M GROUP DATE: 02.04.02 2003 COMBINED TRAFFIC ' FIGURE --14T A C K E N Z l E I DRAWN BY: EHB CHECKED BY: WEEKDAY AM + PM PEAK 9 )690 SW Bancrdt St/PO Bcx 69039 Portland.CR 97201-0039 1 Tel.503.224.9560/360.695.7879 JOB NO: BAYLOR COURT II g ©MAP""ate S ,yQ 2000325.0 TRAFFIC IMPACT ANALYSIS Ili��a AMY YNMA° McTTbJT dl WITIEII P�1 TRAFFIC COUNT SUMMARIES 01/28/2002 11:26 5036438866 TRAFFIC SMITHY PAGE 13/14 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT SW ATLANTA AT SW 68TH PARKWAY A N ,122 T= 3 .2% P=.847 DATE OF COUNT: 01/25/02 0 1255 DAY OF WEEK: Fri R 6 56 60 TIME STARTED: 07:06 T TIME ENDED: 09:06 H x-66 I L . 4-509 • i • 4 1 L200 T= 0% T= 1.4% 16 --•► 4-49 P=.656 P=.766 1 ; r260 TEV=TOTAL ENTRY VOLUME *1 • r T=%TRUCKS SY APPROACH P=PHF BY APPROACH 21 —► 210 —► WCGU 11 51 134 Peak Hour 1317 A 07:46-08:46 Traffic Smithy i T= 4.7% P=.844 1196 TEV=848 (503) 641-6333 TIME PERIOD EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND • FROM - TO 1' —► ? 41 1 4 .1 r 4-- L ALL 07:06-07:11 1 0 0 0 3 1 0 1 4 30 2 7 49 07:11-07:16 0 0 0 1 1 8 0 1 8 16 3 3 41 07:16-07:21 0 1 0 0 5 0 1 1 9 24 2 9 52 07 :21-07:26 0 1 0 0 3 3 0 6 9 31 1 9 63 07 :26-07:31 0 0 0 1 7 5 0 4 7 15 4 10 53 07:31-07:36 0 0 0 0 6 3 1 5 13 24 2 14 68 07 :36-07:41 0 1 2 0 5 4 1 4 8 20 4 16 65 07:41-07:46 1 1 0 0 4 4 0 3 5 17 1 15 51 , 0/:46-0 /:b1 0 1 0 0 8 7 0 4' S 19 3 29 79 07:51-07:56 0 2 0 1 3 5 2 5 21 34 2 28 103 221 07:56-08:01 0 0 0 1 1 4 2 2 1 14 4 13 42 08 :01-08:06 0 2 0 0 5 2 0 6 7 36 4 31 9.3 " 08 :06-08:11 0 1 0 0 7 4 4 8 9 23 2 12 70 233 08 :11-08:16 0 2 1 0 7 7 1 3 15 23 3 8 70 08 :16-08:21 0 0 0 1 3 4 0 9 6 20 2 18 63 ' 08:21-08 :26 0 1 2 0 5 5 0 3 7 20 0 12 55 (g4 08 :26-08 :31 0 2 0 0 3 5 2 2 11 19 6 14 _64 08:31-08 :36 1 1 0 0 7 9 0 1 21 22 7 15 64 08:36-08:41 0 3 1 3 5 4 0 4 16 15 15 2 68 ujg 08:41-08:46 q 0 0 2 4 0 4 12 15 1 18 57 08 :46-08:51 0 1 1 0 3 7 0 T 17 25 2 16 79 08 :51-08:56 0 0 0 0 3 6 2 1 21 19 4 6 62 08:56-09 :01 0 1 0 0 0 5 0 0 14 28 1 6 55 09:01-09:06 0 2 1 1 4 4 0 2 12 18 4 7 55 GROUP �MACKENZIE1 84t8 = o•�i 0690 SW Bancroft ST/PO Box 69039 Pordand,OR 97201.0039 - 7• 2 33 Telephone S03.224.9560 Net grpmack.com hunk 503.228.1285 Total Survey 3 24 8 9 100 110 16 86 261 527 79 318 1541 pliF .25 .67 .33 .5 .74 79 .46 .64 .68 .77 .44 .69 .890 Trucks 0 0 0 0 5 1.8 6.3 2 .3 1.8 6.3 1. 3 1.6 2 .4 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peda 0 0 0 0 1 0 0 0 0 0 0 0 Hourly Totals 07:06-08:06 2 9 2 4 51 46 7 42 100 280 32 184 759 07:21-08:21 1 11 3 4 59 52 11 59 109 276 32 203 820 07 :36-08:36 2 14 5 3 58 60 12 50 119 267 38 211 839 07:51-08:51 1 16 5 6 51 60 11 54 143 266 48 187 848 08 :06-09:06 1 15 6 5 49 64 9 44 161 247 47 134 782 01/28/2002 NON 10:29 [T%/RX NO 8410] 0013 01/30/2002 09: 44 5036438866 TRAFFIC SMITHY PAGE 02/03 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT SW ATLANTA AT SW 68TH PARKWAY A T= .8% P=.823 N 224 DATE OF COUNT: 01/29/02. O 1253 DAY OF WEEK: Tue R 13 82 129 TIME STARTED: 16:00 T TIME ENDED: 18 :00 H 4--101 i L. 4-514• •6 -1 L170 T= .5* T= 1.2* 95 -► 4-82 P-.798 P=.845 14 262 TEV=TOTAL ENTRY VOLUME 4 ♦ r T=%TRUCKS BY APPROACH 115 -4. 786 -0. P=PHF BY APPROACH WCGX 6 77 562 Peak Hour 358 ,+ 16:55-17:55 Traffic Smithy -� T= .7% P=.900 1645 TEV=1498 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD A • • FROM - TO 1, -► 3 4-1 L► ♦i � r► r ` L ALL 16:00-16:05 0 6 0 0 11 10 0 7 35 26 11 11 117 16:05-16:10 0 1 0 2 8 1 0 4 45 25 6 7 99 16:10-16:15 0 5 1 1 5 7 0 7 49 27 1 11 114 16:15-16:20 0 4 1 0 5 9 0 3 30 27 9 9 97 16:20-16:25 0 5 0 0 6 11 1 3 30 21 4 4 85 16 :25-16:30 0 10 0 0 6 6 0 2 32 21 5 8 90 16 :30-16:35 0 5 1 1 3 12 0 8 30 19 5 14 98 16 :35-16:40 2 12 1 0 5 11 0 8 39 21 6 12 117 16:40-16:45 1 7 0 1 3 10 0 9 31 13 9 11 95 16:45-16:50 0 3 1 2 5 7 0 6 41 17 7 12 101 16:50-16:55 _0 8 1 1 1 17 0 1 4ti 20 6 9 107. 17 :00-17:05 1 10 1 1 13 6 1 3 58 19 10 13 140 3,-11 17 :05-17:10 2 12 1 1 11 12 0 5 54 28 5 11 iii- 17:15-17:20 1 10 1 1 3 12 0 12 43 28 10 14 1511U22 17:20-17:25 0 10 1 1 5 11 0 10 52 24 7 15 136 17 :25-17:30 1 5 1 1 4 9 1 5 47 25 6 16 121 17:30-17:35 0 6 0 3 9 14 0 5 52 24 4 16 133 55' 17:35-17:40 0 7 0 1 4 7 0 8 36 21 5 8 9'7 17 :40-17:45 1 9 0 1 7 12 1 1 53 14 7 11 117 17:45-17:50 3 7 0 0 3 8 2 5 36 14 10 12 100 33`1 17:50-17:55 2 6 0 0 7 12 6 46 7 15 117 __ ' 1/:55-IB:0-0 0 7 3 0 5 4 0 1,4 42 12 9 15 101 G R • ' 11-19g 1 = ■ ■ P � --- ; o.29 0690 SW Bancroft ST 1 Po Box 69039 c order Ae:503.02 285 Li. qZZ Tela9hone:503.224.9560 Neema Total Survey 17 168 15 21 145 229 7 141 1012 511 160 293 2719 PHF .58 .82 .5 .65 .59 .75 .38 .6 .91 .81 .85 .76 .875 % Trucks 0 .6 0 0 2 .1 0 0 .7 .7 1.8 1.3 .3 .9 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 1 0 0 2 0 0 0 0 0 0 0 Hourly Totals 16 :00-17:00 4 73 7 8 69 102 2 67 441 256 79 121 1229 16 :15-17:15 9 89 8 8 72 122 2 69 467 256 83 131 1316 16:30-17:30 11 95 10 13 69 128 2 86 526 264 82 166 1452 16 :45-17:45 9 93 8 16 78 128 3 75 567 270 78 164 1489 17:00-18 :00 13 95 8 13 76 127 5 74 571 255 81 172 1490 01/30/2002 WED 08:46 [TX/R% NO 8485] a002 01/28/2002 11: 26 5036438866 TRAFFIC SMITHY PAGE 08/14 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT SW DARTMOUTH STREET AT SW 68TH PARKWAY A T= 2. 1% P=.865 N 1381 ♦ DATE OF COUNT: 01/24/02 O + I213 DAY OF WEEK: THUR R 82 157 142 TIME STARTED: 07 : 00 T TIME ENDED: 09:00 H +-252 A-1 1 L. .-441 ♦ 72 S t72 T= 4 .9% T. 1.4% 53 -* i--166 P=.896 P=.810 40 203 TEV=.TOTAL ENTRY VOLUME ♦ T=%TRUCKS BY APPROACH 11 1 r■ P=PHF BY APPROACH 165 -► 215 -► LTZT 4 69 20 Peak Hour 1400 07 :15-08 :15• Traffic Smithy 7 I' T= 5 .5% P=.75 193 TEV=1080 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD k'kOM - TO ; _o. .1' 1 Ls 'i 1 r► l 4 ALL 07 : 00-07:05 2 2 3 4 8 5 0 4 0 7 9 5 49 07 :05-07:10 2 3 5 5 6 4 0 2 2 10 14 2 55 07 :10-07:15 3 8 4 7 7 8 0 4 1 10 12 5 69 01:15-07:20 9 5 7 7 8 8 0 5 2 19 1 4 81 07:20-07:25 1 2 4 7 16 16 0 3 2 17 15 9 92 2(09 07:25-07:30 3 6 6 5 16 18 0 7 0 15 14 6 96 07 :30-07:35 4 3 6 7 10 12 0 3 2 12 13 5 77 07 :35-07 :40 0 B 9 6 9 10 0 8 1 11 9 3 74 24! 07 :40-07 :45 2 6 7 8 11 10 1 7 1 14 22 1 90 07:45-07 :50 4 3 7 6 14 14 0 3 3 19 18 5 9b 07 :50-07 : 55 3 4 6 8 20 8 1 4 2 20 14 7 97 2`18 07:55-08 : 00 6 7 3 15 17 8 0 6 1 22 13 4 102 08 :00-08 :05 2 3 6 2 14 14 0 10 3 24 21 11 110 08 :05-08 :10 3 3 4 5 11 13 0 5 1 10 9 9 73 2, , 08 :10-08 :15 3 3 7 6 11 11 2 8 2 20 11 8 92 08 :15-08 :20 3 3 5 4 12 7 Z 3 0 19 5 5 71 08 :20-08 :25 3 2 6 8 13 6 1 10 1 18 14 4 86 08 :25-08 :30 9 5 8 6 14 4 1 7 4 12 5 4 82 - 08 :30-08 :35 5 5 6 5 11 8 0 8 2 14 5 4 73 08 :35-08 :40 2 4 5 6 16 3 2 7 4 4 9 4 66 08 :40-08 :45 1 6 4 5 11 16 1 3 4 14 6 2 73 08 :45-08 :50 3 4 9 6 9 7 2 8 2 11 8 2 71 08 :50-08 :55 2 4 15 5 10 10 3 9 3 7 10 1 79 08 :55-09: 00 4 1 6 9 8 12 2 2 3 15 10 4 76 6 R 0 ii P ....72A .....c_LL.... ,...L.L.L logo 0690 SW Bancroft ST/PO Box 69039 Portland.OR 97201.0039 P > O' Telephone:503.224.9560 Net grpmackcem Faaimae:503.228 1285 C Li• 215- Total Survey 79 100 148 152 282 232 18 136 46 344 279 114 1930 PHF .77 . 78 .78 .71 .77 .77 .5 .75 .83 .77 .77 .64 .873 % Trucks 1.3 11 2. 7 .7 3.2 1.7 5.6 5.1 6 .5 1.2 1.8 .9 2 .6 Stopped Buses 0 0 0 0 0 0 0 0 o 0 0 0 Peds 0 0 0 0 2 0 0 0 0 0 0 0 Hourly Totals 07:00-08 : 00 39 57 67 85 142 121 2 56 17 176 160 56 978 07:15-08 :15 40 53 72 82 157 142 4 69 20 203 166 72 1080 07:30-08 :30 42 50 74 81 156 117 8 74 21 201 160 66 1050 07 :45-08 :45 44 48 67 76 164 112 10 74 27 196 136 67 1021 08 :00-09 :00 40 43 81 67 140 111 16 80 29 168 119 58 952 01/28/2002 MON 10:29 (TX/RX NO 8410] j008 01/28/2002 11: 26 5036438866 TRAFFIC SMITHY PAGE 10/14 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT SW DARTMOUTH AT SW 68TH PARKWAY • T. .2% P=.837 N 1452 DATE OF COUNT: 01/24/02 O +' 1293 DAY OF WEEK: THUR R 19 223 210 TIME STARTED: 16 :00 T TIME ENDED: 18 : 00 H 1-164 .43 1 4► *-317 • 38 - t106 T= 1. 7% T= 1. 7% 311 -► *-58 P=.867 P=.870 130 153 TEV=TOTAL ENTRY VOLUME 4-1 • r T=%TRUCKS BY APPROACH � �s P=PHF BY APPROACH 479 - 646 -► TBOF 87 149 125 Peak Hour i 1506 16 :35-17:35 Traffic Smithy 1 T= 1.7% P=.930 '•361 TEV=1609 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • 4 • FROM - TO 1 -. -I 41 L� ♦1 1 r ; ,- L ALL 16 :00-16:05 16 12 2 1 13 17 4 15 11 15 8 9 123 16 :05-16 :10 23 24 1 2 21 16 4 4 1 18 1 8 123 16 :10-16:15 12 26 4 0 23 13 3 12 11 14 4 7 129 16 :15-16;20 19 17 5 1 22 8 18 11 2 9 6 15 133 16 :20-16:25 10 14 2 0 14 13 0 11 11 11 10 10 106 16 :25-16:30 12 11 1 3 13 12 5 11 6 8 2 16 100 16:30-16:35 13 7 1 2 8 6 8 16 10 13 8 10 102 16:35-16:46 7 26 5 2 14 19 8 18 8 S 4 8 127 16 :40-16:45 11 32 2 1 18 14 11 13 11 19 3 14 149 3qR 16 :45-16:50 10 21 5 1 19 13 6 9 12 13 7 7 123 16 :50-16:55 5 23 2 3 20 20 6 15 8 16 8 4 130 16 :55-17:00 10 21 2 0 17 19 8 13 11 10 2 14 127 ”0 17:00-17:05 16 20 4 4 11 15 8 7 9 10 3 6 113 17:05-17:10 10 20 5 0 22 16 6 10 12 17 5 7 130 17 :10-17:15 24 32 1 1 26 21 10 19 11 6 3 7 161 log 17:15-17:20 11 24 4 1 24 24 8 7 14 16 6 8 147 17:20-17:25 7 31 4 1 17 18 6 12 6 17 7 8 1.34 17:25-17:30 9 32 2 3 16 14 5 9 15 10 6 11 132 4o2- - _ 17:30-17:35 10 29 2 2 19 17 5 17 8 11 4 12 136 17:35-17:40 6 28 1 3 22 17 2 11 12 6 6 13 12 / 17:40-17:45 14 16 0 2 ,20 16 11 9 11 17 4 5 125 17:45-17:50 9 16 1 1 15 9 16 4 15 4 6 9 105 17:50-17:55 5 18 1 3 15 14 3 9 11 9 7 10 105 17:55-18 :00 5 14 1 2 19 10 10 12 16 9 5 8 111 GROUP ACKE N ZITI _ J - -- D69OSWBanCroftSTIPOBOX69O39 Portland-OF 97201.0039 P I(�y� = q • Li 38 Telephone:503.221.9560 Net grpmackcom r'acsimie:503 228 1285 Total Survey 274 514 58 39 428 361 171 274 242 286 125 226 2998 PHF . 65 .85 .79 .68 .77 .83 .87 . 93 .84 .8 .76 . 85 .910 % Trucks 1.8 1. 6 1.7 0 .2 .3 .6 3 . 6 .4 1 4 .8 .9 1.3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16 :00-17:00 148 234 32 16 202 170 81 148 102 154 63 122 1472 16:15-17:15 147 244 35 18 204 176 94 153 111 140 61 118 1501 16:30-17:30 133 289 37 19 212 199 90 148 127 155 62 104 1575 16 :45-17:45 132 297 32 21 233 210 81 138 129 149 61 102 1585 17:00-18:00 126 280 26 23 226 191 90 126 140 132 62 104 1526 01/28/2002 MON 10:29 [TX/RX NO 8410] j010 01/28/2002 11:26 5036438866 TRAFFIC SMITHY PAGE 03/14 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT SW DARTMOUTH STREET AT SW 72ND AVENUE A T= 3.6% P...594 N 1202 DATE OF COUNT: 01/24/02 0 + t151 DAY OF WEEK: Thu R 4 163 35 TIME STAR2'40: 07:00 T I TIME ENDED: 09:00 4-1 H 4-78 ~ i L► 4-197 ♦ A 7 J X18 T= 4 .1% T= 2.2% 130 -► 4-55 P-.858 P=.746 45 t ;124 T *TRf UCKS BY O r VOLUME P-PHF BY APPROACH 182 -4. 332 -* WCGS 19 126 167 Peak Hour 1332 07:35-08 :35 Traffic Smithy T.. 3.35 P=.461 1312 TEV=893 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD --► 4 I L. f A 3' J + 3 t N + L ALL 07:00-07:05 1 7 0 0 6 1 1 6 2 4 3 2 33 07:05-07:10 3 11 0 0 6 4 0 7 2 13 7 1 54 07:10-07:15 1 12 0 0 5 5 1 6 4 7 6 0 47 07:15-07:20 4 22 0 0 11 5 2 6 5 4 10 0 69 07:20-07:25 4 11 0 0 3 3 1 8 1 10 1 5 47 07:25-07:30 3 9 0 0 7 5 2 6 1 7 7 2 49 07:30-07:35 4 13 0 0 9 5 0 6 2 6 8 0 53 07:35-07:40 8 14 1 0 15 .3 1 7 3 12 2 1 6 / 07:40-07:45 3 8 2 0 10 4 1 22 9 16 5 1 81 VI 07 :45-07:50 4 11 2 0 14 5 2 7 5 13 4 4 71 07:50-07:55 8 10 0 0 23 2 1 10 46 16 6 1 123 07:55-08 :00 4 13 0 0 39 2 3 27 25 14 2 1 130 34h 08 :00-08 :05 2 9 0 3 4 4 0 4 53 14 3 0 96 08:05-08:10 3 4 2 0 8 1 1 9 13 8 3 3 55 08:10-08 :15 1 10 0 0 6 2 3 11 2 7 8 1 51 157 08 :15-08:20 2 9 0 0 14 0 4 7 3 5 6 1 51 08:20-08 :25 4 9 0 0 8 2 0 6 2 4 5 3 43 08:25-08 :30 3 20 0 1 14 6 1 5 3 7 7 1 68 1(i$ 08:30-08 :35 3 13 0 0 8 4 2 11 3 8 4 1 57 08:35-08:40 4 9 1 0 14 5 0- 9 2 4 3 1 52 08 :40-08:45 2 15 0 1 7 0 1 10 2 2 4 2 46 08:45-08 :50 7 14 0 1 5 3 4 12 4 2 6 2 60 08:50-08:55' 4 14 0 0 4 4 8 7 3 8 10 2 64 08:55-09:00 4 7 0 1 6 3 3 11 2 9 4 2 52 G R O U P ACKE NZ 1 ; 11----.341 8 p� - =0 .69(1 �r ( E .39 0690 SW Bancroft ST/PO Box 69039 Portland,OR 97201.0039 Telephone 503.224.9560 Net grpmadccom Facsimile 503.225.128S Total Survey 86 274 8 7 246 78 42 220 197 200 124 37 1519 PHF .7 77 .35 .33 .54 .73 .59 .72 .34 .69 .72 .75 .639 % Trucks 1.2 4.7 12.5 0 3. 3 5.1 12.5 3 .2 3 .3 5.1 7.1 5.4 3 .3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 07:00-08 :00 47 141 5 0 148 44 15 118 105 122 61 18 824 07:15-08 :15 48 134 7 3 149 41 17 123 165 127 59 19 892 07:30-08 :30 46 130 7 4 164 36 17 121 166 122 59 17 889 07:45-08 :45 40 132 5 5 159 33 18 116 159 102 55 19 843 08 :00-09:00 39 133 3 7 98 34 27 102 92 78 63 19 695 01/28/2002 MON 10:29 [TX/RX NO 8410] 1 003 01/28/2002 11:26 5036438866 TRAFFIC SMITHY PAGE 05/14y INTERSECTION TURN MOVal'ENT COUNT SUMMARY REPORT SW DARTMOUTH STREET AT SW 72ND AVENUE • T= 0% P=. 864 N 1318 DATE OF COUNT: 01/23/02 • O 312 DAY OF WEEK: Wed R 17 167 134 TIME STARTED: 16 : 00 T TIME ENDED: 18 : 00 H x436 43 L► 4-359 • 40 J x-48 T= .4% T= . 6% 234 -► 4-228 P=. 855 P=.862 130 83 TEV=TOTAL ENTRY VOLUME 11 T 14 T=%TRUCKS BY APPROACH 404 -► 406 -► P=PHF BY APPROACH TBOE 191 224 38 Peak Hour ' 380 17:00-18 :00 Traffic Smithy 1 T= .5% P=.877 1453 TEV=1534 (503) 641-6333 LIME * EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM - TO D ; -► -j +I ÷1 I F• r t— L ALL 16:00-16:05 13 20 2 2 17 11 18 11 3 6 24 2 129 16 :05-16:10 16 24 3 1 10 8 12 8 2 10 11 4 109 16:10-16:15 9 11 8 3 12 8 10 22 5 5 21 4 118 16 :15-16:20 16 17 4 2 12 10 10 20 4 6 24 5 130 16 :20-16:25 10 20 6 1 15 13 11 13 2 6 9 1 107 16:25-16 :30 5 16 1 4 17 10 18 12 4 6 22 3 118 16 :30-16:35 6 15 3 3 13 8 8 14 3 7 20 4 104 16 :35-16:40 8 19 6 1 11 7 10 19 5 5 20 1 112 16 :40-16:45 9 10 3 4 21 7 9 15 3 7 13 3 104 16 :45-16:50 12 13 2 2 14 8 17 17 3 4 17 1 110 16 :50-16 :55 8 14 3 3 9 5 11 17 2 6 11 9 98 1655- 7:00 9 12 5 2 12 12 20 21 6 3 18 7 127 17:00-17:05 11 20 4 4 6 12 18 L7 3 8 12 4 119 17 :05-17:10 10 15 5 1 19 11 15 19 2 10 15 2 124 380 17 : 10-17:15 13 12 6 0 14 16 14 27 3 8 20 4 137 17 :15-17:20 8 20 3 0 14 16 21 20 2 7 16 5 132 17 :20-17:25 15 23 4 2 11 4 20 22 0 10 22 2 135 35L 17:25-17:30 10 15 2 2 11 14 15 26 2 4 11 5 117 17:30-17:35 13 22 1 2 17 9 15 18 4 8 25 5 139 17 :35-17:40 10 28 2 0 13 6 13 19 6 3 24 2 126 402 17 :40-17 :45 15 22 5 2 12 8 17 14 5 9 22 6 137 17 :45-17 :50 7 19 5 0 10 18 16 13 2 5 20 6 121 17:50-17 :55 10 17 1 1 20 9 12 13 5 8 21 1 118 340 .. -18 : 00 - 28 11 15 16 4 3 20 6 129 GOUP 1 R 15 . ; 6. 95- 0690 SW Bancroft ST 1 PO Box 69039 Portland,OP 91201 0039 4 • goz Telephone:503.224.9560 Net grpmack.com F mile:503.221.1285 Total Survey 251 425 86 45 330 241 345 413 80 154 438 92 2900 PHF .86 . 81 . 67 . 71 .83 . 78 .85 . 81 .63 .8 . 8 .86 .949 % Trucks . 8 .2 0 0 0 0 .3 .7 0 2 . 6 0 0 .4 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Pads 0 0 0 0 3 0 0 0 0 0 0 0 Hourly Totals 16 : 00-17 :00 121 191 46 28 163 107 154 189 42 71 210 44 1366 16 :15-17 :15 117 183 48 27 163 119 161 211 40 76 201 44 1390 16:30-17 :30 119 188 46 24 155 120 178 234 34 79 195 47 1419 16:45-17 :45 134 216 42 20 152 121 196 237 38 80 213 52 1501 17:00-18 :00 130 234 40 17 167 134 191 224 38 83 228 48 1534 01/28/2002 MON 10:29 [TX/RX NO 8410] 1J005 TRANSIT ROUTES r , K yry UM SI Vfk ` ti ST I Lo CT r a F o I PINE cr: Q ST o x I-• SPRUCE Co c 3 U) • • 1. 7 ST r CORONADO N. (HORN ST > a f CD _ ST a ^ a %, a = co S D co ` g.) VN_ Co OJ Q 122,_ Site • FAFFLE p s ATLANTA -�i� N7. / P D a �� SW BAYLOR -1 ST 1° o >< > a I z co CLINTON ST CD 2 3T a Co n _ I )- I- o a N (0 •. ELMHURST ST Q I !/ F- 0" HERMOSO co`O WY SW FRANKLI BEVELAND 5T ST 1 GONZAGA ST Lc) Figure 3 4 4b K w Transit Services ■114- . Q Map a' co � Site I W Transit Services v CRESTVIEW ST " p Park-and-Ride SW Q< • Bus Stops VARNS •1 J'- Y Bus Routes () HAMPTON ST VARNS co I CT FIR ST GR�MACKENZIE1 _ ^ FIR •T LP 0 400 800 Feet m 78 Beaverton-Lake Oswego 'MN BoLUE•❑eI II I I I 1 MAX BLUE LINE to City Center&Greshan+ Hillsboro 20 52 53 54 57 58 61 67 76 88 MAX • Timepoint Canyon Rd For detours during Snow&Ice O Transfer Point y P = conditions:www.tri-met.org A�v()Beaverton or call 503-231-3197. 0 Transfer& Timepoint Hall Blvd CQ 2) TC Transit Center a .0 0 Park & Ride �a la 43 45 56 62 76 ‘ii Holiday Route Only Q° ■Washington N Zone 2 �Q3) t❑ MAX Route & Station Qy Square Zone 3 J ��s■�: Zone 3 c r, Q� Fare Zone Boundary c� z` rn■ p r 9y �• y ■ k (0 Cie_ Rd ��\c Haines pCC •T . 38 Rd �� NORTH ■ fr c, 12B •ja c Sylvania 44 0o Lake Oswego 45 r- s t 64 CO F/ Hampton `+ •Lake Oswego HS _c .c 76 r.1� uo zlker © !! B Ave Tigard eca/ 38 i 6 Country Club Ra Are 3s 37 78802 P A Ave ACCIDENT DATA 4-GLG b ei 17r 7TA - Tuf"r4 _ <# rd X /r/o (� l44)( )(-AbT) _A .9/GSA Pay : Crx1o4') _ 0,o� (4.5 )(335-)65-apa f; nccu ,/GBH,pti4,cf : ( i.x r o`) ,0,2b (44.5)63(A.)04,r360> Iba44-moc 1 / and,6cv'C: (/o) (t x tO6 o-o 64..5) 636 s)((6700o) l By Date —17ACKENZIE1 Joblk 0690 SW Bancroft St/PO Box 69039 Porttand,OR 97201-0039 Sht. of Tel: 503.224.9560 Net: info @grpmack.com Fax: 503.228.1285 01999 GROUP MACKENZIE. ALL RIGHTS RESERVED INTERSECTION NAME: 1p424-1,A0UTIA-ti2r4 LOCATION ACCIDENT CASE/FILE ACCIDENT DESCRIPTION N OF REPORT DATE NUMBER ,-)111:49 Tou c e '5- Z2 -01 0120 31 —4 z,,,3,I'D, NN 614, ,ID r3A4 Ca, • (b9` ' lot- b - 11 -0d Oct Z03 5 1 7-1:Z /ti.,UL ,wf, ('- iN Die -po t, ...,._Zs' 1 i q/Z, 4toct5 wrr/Ruint) ' hi"d o\- 2- 6 , 9 iFrr -Ol 4(05 z k,, .T` ' qq- 200445 ►�S• SF�IZr. X200' s ty! o�TI`. �� Pot. � � � C 1 2 4Z LOS( Corsi VoL,.iti;T!�,•+_� i 1 S°"-Sepi' Cry -1 foe") 3 -to - 18 01119 �4.-'' Iry S '"161 ; t) I C,I T`f (V/hail') 1- -5 ' / t. 653°1 :•E Vie. ??170 -1''' ) :. ri (11 /.04) (0 -5- 41$ 014`t3t. 2.4 4- 1 -P>%o irl. 1)1PIJ'1" -STC=' . L\T(4 91T761 ` I - 'vim 9g "' ' SQ 4,..\ L # Z ?-10 'I 60'13 ..' , � �tl i'iJ'1J SIC 11 CA 4 2i'�) "4- mil' (1b dt©t kl i -a ova s....-Dec 1,t4 (i)cs'w/ii5) 1'2O ' 11q 03$0 j sob' NTS re-E.- FDO �:- G 11?/T;) 1 - ' 1S. QCt 1 4 Sep, -?2 * (2- f V r-w/ ci iDfi; `6T.� tir 1 f () (07Q) 16101 USB t- ?b0 o Ste-IVC J CYT 1 ( 1 d 12' tt ' 91 V4'*16 N6�t'; 0N1- _6151' 11 011t0 tea, , tat�TM►t- \M:t ti te" 'P O CIT1 (MI A': A- 3- co s $1,41 ;°1 'li‘YS.1`-i-ij i 1 ---0. Z AS PO y1ti-L ) 1 NT (,iw'1 D I(o' . 1 °?� 1)o \O2 0 f ;,1 �1 N0-11 El,.•4I !� 0111%91 ° 1 (o- 11 DO 0s'L54 1 �j,�2 LITI !#)I ?'`dI I 1 - 0V Iaolto 1 V .1 ip1 `,4.1, 7P9`►S1Ci,•y6L-J ,-.4t a '� t ---"' t 14 &L - 00#-Nt e ',pct. /T r�.•�D- 0 0 r1 E at Ali P*17`\ y ,�:- t BACKGROUND GROWTH J q B ag 671 wirq Dcur-k-motA I bel 2_602 I p o l 17a�-I vnou, � 2"d 1A kaK. PM = I s ?1360 = 16o3 153,1 > q 01 Pik 200 q3'1 > _5% 2a&Z = 0 Q By Date G M' ACKENZIE1 " 0690 SW Bancroft St/PO Box 69039 Portland,OR 97201-0039 Sht. of T.1: 503.224.9560 Not:info©grpmack.com Fax: 503.228.1285 02000 GROUP MACKENZIE. ALL RIGHTS RESERVED IN-PROCESS TRAFFIC 471 , NOT TO SCALE Of E iii , i ® 'IF MIEN - Ili ll L T 2 � t 0 N 1 ! L IIL f V .r A - ENTER 2 '\ 1 f 1 f EXIT 7 0 © FIGURE 8 G R O U P TRIP ASSIGNMENT-PM PEAK HOUR -4- A C K E N Z I E I BAYLOR STREET OFFICE BUILDING 0690 SW Bancroft St /PO Box 69039 Portland.OR 97201.0039 DRAWN BY: EBUSBY DATE: NOVEMBER 2, 2000 7elepnone. 503.224.9560 Na?grpmaez.com Facsimile. 503.225.1285 CHECKED BY: JOB NUMBER: 000325.00 CGRC..z 1ACKE"Z'E 2CCC A__ R.0--S QESEcw_: 000325\\325FIGS.DVG EHB 11/02/00 10:52 11.00 9002 [T89L ON 121/Y.L] St:tT aam ZOOZ/ZO/TO o 'cv CZ CZ SW Atlanta Street 3Q o ,NY No Soak SW Baylor Street • Y9 g d ao 6o :::%!!!!!! Sw Dortmauth Street H SITE TRIP DISTRIBUTION Inbound & Outbound Percentages tL i STER ENGINEERING PM Peak Hour ,,r„_5.d„t °2f T8 ON S8ZT8ZZ20S F 9NI23NI9N3 EP: Z00Z/Z0/T0 LOOZ [TS9L ON I21/u.] St:fiT QHM Z00Z/ZO/TO SW Ativnta Street (Tic, E—0 0 .1.4 .C9 oiN �JTr� o: ooN Project Slte $W Baylor Street NO & j 00 10 D I `` E-2 r (-J� 14 ,�' c D� �Tr' (,T r) 000 000 0 -4, 5W Dartmouth Streat f , ' ` TRAFFIC VOLUMES E.t;j Site Trips STER ENGINEERING PM Peak Hour ,en51—e.0q Laf I8Z'ON S8ZS8ZZZOS F 9NIZ133NI9N3 Zb:20 200E/M/T0 10/25/1999 16:22 50324992E1 TC21 R L.ANC.4STER PAGE Al • 1 r; r jArallaLi7tIW TRIP GENERATION SUMMARY Tri-County Center Entering Exiting Total lops Trips Trips AM Peak Horn' 212 135 347 Diverted Trips (10%) -21 -21 -42 Pass-By Trips (10%) -2l -21 Total New Site Trips 170 93 262 PM Peak Hour 664 720 1384 Diverted Trips (10%) -66 -66 -133 Pass-By Trips (10%) -66 d:3:3 Total New Site Trips 531 587 1118 Weekday 7361 7361 14722 Diverted Trips (10%) -736 -736 -1472 Pass-By Trips (10O) -736 -736 -1472 Total New Site Trips 5889 5889 11778 Post-it-!=ax Note 7877 pats c Priers.♦ iiiiiiiMMEMI -- -A -11- ...i,.. 1 u.uu imam rnui . vvuc.uocu i i u. uvJ440 1 4= ants=; 4 --r r .. 10/25/1999 16:22 5032489251 TOM R LANCASTER PAGE 02 9441 Or- 1/ 0‹op,� k•D.0 y� at�'c' —. p�c4,c o,,..„.1 0 do te„o a0 0_' Vf �'C0 no a A a. Haines Haines Street 20 )1111°411110 • Ana F 33 F.l.4V 105 i F1T1 105 -4 Qoo 0 y 44>.-- _• o Dartmouth Street,,, A ( —, ' T PROJECT F51 $771:i D 1 n 0 F-074 n o T 140 10.5 — 1 c:!. °.-; B 1 2a 000 d$ C x A F',l v y v797 . a o n -/22' s a. o ^' <-tTr> .,' ° 106--> ,n°o N. Z Hampton Street 1 Ilk Ei y E-1 si, 'yr Alb 19-1 oa S � no J 132-y, = 15-1, N Ma Soak t . . NEW SITE TRIPS PM Peak Hour • :. ..STER ENGINEERING tna,t..4 -14- 10/25/1999 16:22 5032489251 TL'M R LANCASTER PA 03 ti(1 Lc -3 0o S� .i Q.'' ,o �� .5�. Haines Street � I . t 0 00o FO J L .c° 0 000 0 y A . Ocrtmeut? Street A I . '40. F--s i PROJECT I D NNE -6 y- r i SiTE _ N_ � F-3 <-j•1•1-4 •17 0 0 4-2 y 10-4 'ITN -5 w R h 'C.-2 o o ^ ■ E- -? -; i 4=✓4 ,Z-25 q0.0., a -3 ik <-1 T(4 `. to 1 1-4 D ,y Mcmctcn Street ,�r `a zL �r 4 ,' +1 T 0-1' tT I 16 o0 2 n� A. 14 �, , -4, MI soara DIVERTED AND PASS-8Y SITE TRIPS r4; PM Peak Hour ': :i STER ENGINEERING t,;ene_3.e.q -15- WARRANT ANALYSIS Ai-lovl; -/cli,I 6d H P Ykwai Figure 4C-3. Warrant 3, Peak Hour 600 metriv - Its PM 5arc �'- ('� 1 ill xisn >11- 500 ":.a....�:w. ,'i, 2 OR MORE LANES & 2 OR MORE LANES I 1- 0 400 - 44 I I I I w 0 . 2 OR MORE LANES & 1 LANE w0 l CC CC I— Q 300 '� 1 LANE & 1 LANE ac OZ 110 201 caw An�M o`er g0 '150 > 100 — ' *100 I 0 I I - 400 500 600 700 800 900 . 1000 1100 1200 1300 1400 1500 1600 1700 1800 513 ge) 614 MAJOR STREET—TOTAL OF BOTH APPROACHES— VEHICLES PER HOUR (VPH) *Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane. • 'ba 8u-Nri /QV lob Pay kiival Figure 4C-3. Warrant 3, Peak Hour 600 _ ■ 2.cx? 2•, 3 >a-+.3500 ■ 2 OR MORE LANES 8 2 OR MORE LANES - Q 400 S O Nor% 2 OR MORE NE & 1 LANE rt W0 300 1 LANE & 1 LANE cn pm CC 200 I Walft 0 ��='` '150 > 100 .100 2 O 400 500 600 700 801 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 613 (61 MAJOR STREET—TOTAL OF BOTH APPROACHES— VEHICLES PER HOUR (VPH) • 'Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane. 4 1)04 o-u ffi / 7d Avfo, Figure 4C-3. Warrant 3, Peak Hour 600 z 2053 n-• 500 — ; tl fi� _�jjjoRELANES & 2ORMORELA NE SI / I f f i F- Q �• �40i — 2 OR MORE .ANES & 1 LANE W D= 117 w Q 300 1 LANE & 1 LANE a:• w Z ? 200 ift11111INZIM— '150 > 100 •100 2 C7 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 MAJOR STREET—TOTAL OF BOTH APPROACHES— VEHICLES PER HOUR (VPH) `Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane. CAPACITY C?,LCULATIONS 2000 HIGHWAY CAPACITY MANUAL SUMMARY OF METHODOLOGY The concept of Level of Service has been developed by traffic engineers to allow a qualitative measure of an intersection's operation. A level of service "A" is representative of generally free- flowing conditions while a level of service "F" is representative of long delays (greater than 50 seconds for unsignalized and 80 seconds for signalized intersections). A level of service "D" is considered the minimum acceptable by most jurisdictions. The table below presents the level of service corresponding to delay under each stop control scenario. Level of Service and Delay Stop Control A B C D • E F Signalized 0-10 >10-20 >20-35 >35-55 >55-80 >80 Unsignalized: 0-10 >10-15 >15-25 >25-35 >35-50 >50 Two-Way or All-Way Evaluation of signalized intersection capacity and operation utilizes two criteria standardized in the transportation engineering industry. The first measure of operational acceptability for roadways and intersections is the ratio of traffic volume to capacity of the roadway or intersection. This ratio is referred to as the volume-to-capacity ratio (V/C). The second measure of operation is "Level of Service" (LOS). Level of service for a signalized intersection is based upon average delay incurred by all vehicles utilizing the intersection during the peak 15 minutes of the design hour. Unsignalized Two-Way stop controlled intersections are evaluated on the delay experienced by individual lanes or lane groups rather than the intersection average, because the intersection average is significantly impacted by nearly unimpeded major street traffic and does not always reflect the delays experienced by side street traffic. The delay experienced by each lane or lane approach corresponds to the reserve capacity which is a measure of the capacity of a movement which is unused. The lane or lane group that experiences the highest delay, generally the side street, will be reported for the intersection as a whole, along with the corresponding reserve capacity and level of service. Unsignalized All-way stop controlled intersections are evaluated on the average intersection delay as well as the delay experienced by each lane. The delay corresponds to the approach reserve capacity, similar to the two-way stop controlled intersection. The average intersection delay and level of service is reported in the analysis, with additional commentary if a single lane has significant delays or queues. ALL-WAY STOP CONTROL ANALYSIS . aenera p h ° UM! : . .._.a....., � a,.-. y ,. i _• NI, '• 1 y .._. : 77 Analyst EHB Intersection ATLANTA/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TiGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY AM PEAK Project ID#000325.01 BAYLOR CCURT II OFFICE East/West Street: ATLANTA STREET (North/South Street: SW 68TH PARKWAY Volume Adjustments and Site Characteristics r - . . hr-° " ' , k '4-7 Approach Eastbound Westbound Movement I L I T R L I T I R Volume 4 16 1 260 49 200 %Thrus Left Lane 50 50 Approach Northbound I Southbound Movement L I T I R I L I T I R Volume 11 51 134 60 56 6 %Thrus Left Lane 50 ( I 50 Eastbound Westbound Northbound Southbound L1 L2 Li L2 L1 L2 L1 L2 Configuration LT R L TR LT LTR PHF 0.91 0.91 0.91 0.91 0.91 I I 0.91 Flow Rate 21 I 1 285 I 272 I 68 I 132 %Heavy Vehicles I 0 I 0 I 1 I 1 I 5 I 3 No Lanes 2 I 2 1 1 Geometry Group 5 5 I 2 2 Duration, T I 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.2 I 0.0 1.0 I 0.0 0.2 0.5 Prop. Right-Turns 0.0 1.0 0.0 I 0.8 0.0 0.0 Prop. Heavy Vehicle 0.0 0.0 0.0 I 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj I -0.6 I -0.6 -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 1.7 I 1.7 1.7 1.7 1.7 1.7 hadj, computed 5.70 5.70 5.70 I 5.70 5.70 5.70 Departure Head ,ay and Service Time hd, initial value 3.20 I 3.20 3.20 3.20 3.20 3.20 x, initial 0.02 I 0.00 0.25 0.24 0.06 0.12 hd, final value 5.70 I 5.70 5.70 I 5.70 5.70 5.70 x,final value 0.03 I 0.00 0.42 I 0.35 0.10 0.20 Move-up time,m 2.3 2.3 2.0 2.0 Service Time 3.4 I 2.8 3.4 I 2.8 3.4 2.8 3.4 2.8 Capacity and Level of Service Eastbound Westbound Northbound Southbound L1 L2 Li L2 Li I L2 L1 I L2 Capacity 271 I 251 535 522 318 I 382 I I Delay 8.60 I 7.76 11.83 9.80 9.04 I 9.61 LOS A A B A A I A Approach: Delay 8,56 I 10.84 9.04 9.61 LOS A I B I A A Intersection Delay ( 10.41 I Intersection LOS B HCS2000T\I Copyright©2000 University of Florida,All Rights Reserved Version 4 l b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information 'Site Information :,. %, 1.` Analyst EHB Intersection ATLANTA/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY PM PEAK Project ID#000325 01 BAYLOR COURT II OFFICE EastiWest Street' ATLANTA STREET (North/South Street: SW 68TH PARKWAY Approach Adjustments and Site Characteristics ' t`° W'I ' pproach E astbound I Nestbound Movement L T ( R L T R Volume 6 95 14 262 82 170 %Thrus Left Lane 50 ` 50 Approach I Northbound I Southbound Movement L T I R I L T I R Volume 6 77 562 129 82 13 %Thrus Left Lane 50 50 IEastbound I Westbound Northbound Southbound L1 L2 Li L2 L1 L2 Li L2 Configuration LT R L TR LT LTR PHF 0.89 0.89 0.89 0.89 0.89 I 0.89 Flow Rate 112 I 15 294 I 283 92 250 Heavy Vehicles I 1 1 1 1 I 1 1 No. Lanes 2 2 I 1 1 Geometry Group 5 5 2 2 Duration,T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.1 I 0.0 1.0 0.0 I 0.1 I I 0.6 Prop. Right-Turns 0.0 1.0 0.0 0.7 0.0 0.1 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 I 0.2 I 0.2 I 0.2 hRT-adj -0.6 -0.6 -0.6 -0.6 -0.6 I -0.6 I -0.6 I -0.6 hHV-adj 1.7 I 1.7 1.7 1.7 1.7 I 1.7 I 1.7 I 1.7 hadj,computed 6.39 I 6.39 6.39 I 6.39 6.39 I I 6.39 Departure Headway and Service Time hd, initial value 3.20 3.20 3.20 I 3.20 3.20 I I 3.20 x,initial 0.10 I 0.01 0.26 I 0.25 0.08 I 0.22 hd,final value 6.39 I 6.39 6.39 6.39 6.39 I I 6.39 I x, final value 0.20 I 0.02 0.49 I 0.42 0.16 I I 0.40 I I Move-up time, m 2.3 2.3 2.0 I 2.0 Service Time 4.1 I 3.5 4.1 3.5 4.1 I 3.5 4.1 I 3.5 Capacity and Level of Service Eastbound Westbound I Northbound I Southbound L1 I L2 L1 L2 Li L2 I L1 I L2 Capacity 362 265 544 533 342 500 Delay 10.67 8.61 14.28 I 11.95 10.19 I 12.67 LOS B A B B B B Approach: Delay 10.43 13.14 10.19 I 12.67 LOS B B B B Intersection Delay 12.44 Intersection LOS B HCS2000TM Copyright©2000 University of Florida,All Rights Reserved Version 4.1 b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS : . ' = a . , '-''''-'4i7-7=' Site Informatio ;°' ., 4}¢, ', 1_. .-- u Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY AM PEAK Project ID#000325.0'BAYLOR COURT II OFFICE East/ West Street: DARTMOUTH STREET (North/South Street: SW 68TH PARKWAY Volume Adjustments and Site Characteristics ,, ' . ..� ..: F:2 ;x. ."w:-1 Approach Eastbound ( Westbound Movement L I T R j L T R Volume 72 53 40 203 166 72 %Thrus Left Lane 50 I 50 Approach I Northbound Southbound Movement I L T R L I T I R Volume 4 69 20 142 157 82 %Thrus Left Lane 50 I 50 ) Eastbound I Westbound I Northbound Southbound Li L2 L1 L2 L1 L2 I L1 L2 Configuration L TR LT R L TR L TR PHF I 0.92 0.92 0.92 I 0.92 I 0.92 I 0.92 0.92 I 0.92 Flow Rate 78 I 100 I 400 78 I 4 I 95 I 154 I 259 %Heavy Vehicles 5 I 5 I 1 I 1 I 6 I 6 I 2 I 2 No. Lanes 2 2 2 2 Geometry Group I 5 I 5 I 5 I 5 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 0.6 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.4 I 0.0 I 1.0 0.0 0.2 0.0 0.3 Prop. Heavy Vehicle 0.0 0.0 I 0.0 I 0,0 0.1 0.1 0.0 0.0 hLT-adj 0.2 0.2 I 0.2 I 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj I 1.7 I 1.7 I 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed 7.02 ] 7.02 7.02 I 7.02 7.02 7.02 7.02 7.02 Departure Headway and Service Time 5� hd initial value 3.20 I 3.20 3.20 3.20 3.20 3.20 3.20 3.20 x, initial 0.07 0.09 0.36 I 0.07 0.00 0.08 0.14 0.23 hd, final value I 7.02 I 7.02 I 7.02 I 7.02 7.02 7.02 7.02 7.02 x.final value I 0.15 I 0.18 ( 0.71 I 0.12 0.01 0.19 I 0.29 0.46 Move-up time, m 2.3 I 2.3 2.3 I 2.3 Service Time 4.7 I 4.3 I 4.7 1 4.3 4.7 4.3 I 4.7 4.3 Capacity and Level of Service Eastbound I Westbound Northbound Southbound L1 L2 Li L2 ( Li L2 LI L2 Capacity I 328 I 350 551 328 I 254 345 404 509 Delay 10.98 10.72 23.50 9.22 10.14 11.35 12.24 14.38 LOS B B C I A B I B B I B Approach: Delay I 10.84 21.17 11.30 13.58 LOS B C B I B Intersection Delay 16.08 I Intersection LOS C HCS2000T" Copyright Z 2000 University of Florida,All Rights Reserved Version 4 l b Group Mackenzie P.O. Box 69039 Portland. OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS 1 °gj formation Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY PM PEAK Project.D#000325 01 BAYLOR COURT II OFFICE I East/West Street: DARTMOUTH STREET (North/South Street: SW 68TH PARKWAY Volume AdjustmentSVOSite Characteristics "` *` °'" ... Approach I Eastbound I Westbound Movement I L T R L T R Volume I 210 I 223 19 I 87 149 I 125 %Thrus Left Lane 50 I I I 50 Approach I Northbound Southbcund Movement I L I T R L I T I R Volume 38 311 130 I 153 I 58 I 106 %Thrus Left Lane 50 I I 50 Eastbound Westbound Northbound I Southbound Li L2 Li L2 Li L2 L1 L2 Configuration L TR LT I R L I TR I L I TR PHF 0.92 I 0.92 I 0.92 I 0.92 0.92 I 0.92 I 0.92 I 0.92 Flow Rate 228 262 255 ( 135 41 I 479 I 166 ( 178 %Heavy Vehicles 0 I 0 I 2 I 2 2 I 2 I 2 I 2 No. Lanes 2 I 2 2 I 2 Geometry Group 5 5 5 5 Duration.T I 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 I 0.4 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.1 0.0 1.0 0.0 0.3 0.0 0.6 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 I 0.0 0.0 0.0 0.0 hL T-adj 0.2 0.2 I 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed 8.44 8.44 I 8.44 8.44 8.44 8.44 8.44 8.44 Departure Headway and Service Time 10� hd. initial value 3.20 I 3.20 I 3.20 3.20 3.20 3.20 3.20 3.20 x. initial 0.20 0.23 I 0.23 0.12 0.04 0.43 0.15 0.16 hd.final value 8.44 8.44 8.44 8.44 8.44 8.44 8.44 8.44 x.final value 0.53 I 0.60 I 0.60 0.29 0.09 1.05 0.40 0.40 Move-up time, m 2.3 2.3 2.3 2.3 Service Time 6.1 I 5.9 6.1 5.9 6.1 5.9 6.1 5.9 - Capac ty and Level of Service ,. 14 Eastbound Westbound Northbound Southbound Li L2 Li I L2 Li I L2 Li L2 Capacity 423 436 418 I 385 291 I 479 I 407 I 428 Delay 20.41 I 22.28 I 23.31 I 13.76 11.81 I 83.30 I 17.09 16.13 LOS C C C I B B I F I C C Approach: Delay 21.41 20.00 77.66 16.59 LOS C C F C Intersection Delay 36.92 I Intersection LOS E ( HCS_pnOT\i Copyright©2000 University of Florida.All Rights Reserved Version 4.l b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information ,,-.;•.:,,-..v02,;-,.-,i, ,,,,::,i-1-,,..T,,.,' Analyst EHB Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY AM PEAK Project ID#000325.0' BAYLOR COURT II OFFICE East/West Street DARTMOUTH STREET INorthiSouth Street: SW 72ND AVENUE Volume Adjustments and Site Characteristics Approach Eastbound ' Westbound Movement I L J T R I L T R Volume 19 126 I 167 35 ( 163 I 4 %Thrus Left Lane 50 I 50 I I Approach Northbound I Southbound Movement L T R I L I T I R Volume 124 55 18 7 130 45 %Thrus Left Lane 50 I 50 Eastbound Westbound Northbound Southbound L1 L2 Li L2 L1 L2 L1 L2 Configuration L TR L TR L TR L TR PHF 0.64 I 0.64 I 0.64 I 0.64 0.64 I 0.64 0.64 I 0.64 Flow Rate 29 I 456 54 I 260 193 I 113 10 273 Heavy Vehicles 3 3 4 I 4 2 I 2 I 4 I 4 No.Lanes 2 I 2 2 I 2 Geometry Group 5 5 5 I 5 Duration. T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 1.0 I 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.6 0.0 0.0 0.0 0.2 0.0 0.3 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 I 0.2 I 0.2 0.2 0.2 0.2 hRT-adj -0.6 -0.6 -0.6 I -0.6 I -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 I 1.7 1.7 I 1.7 1.7 1.7 1.7 hadj,computed 7.40 I 7.40 I 7.40 7.40 I 7.40 7.40 7.40 7.40 Departure Headway and Service Time hd.initial value 3.20 I 3.20 I 3.20 I 3.20 I 3.20 3.20 3.20 3.20 x. initial 0.03 0.41 0.05 I 0.23 I 0.17 0.10 0.01 0.24 hd.final value I 7.40 I 7.40 7.40 I 7.40 I 7.40 7.40 7.40 7.40 x,final value I 0.06 I 0.87 I 0.12 I 0.54 I 0.43 0.24 0.02 0.58 Move-up time. m 2.3 2.3 2.3 2.3 Service Time 5.1 4.6 5.1 I 4.6 5.1 4.6 5.1 4.6 Capacity and Level of Service Eastbound I Westbound Northbound Southbound L1 ( L2 L1 L2 L1 L2 L1 L2 Capacity 279 519 304 i 458 429 ( 363 260 451 Delay 10.57 39.70 11.46 18.86 16.37 I 12.64 ] 10.83 20.12 LOS B E I B I C C I B I B C Approach. Delay 37.96 17.59 14.99 19.79 LOS E C I B I C Intersection Delay 24.58 Intersection LOS C HCS2000TNI Copyright©2000 University of Florida,All Rights Reserved Version 4 I b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information Analyst ENE Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2002 EXISTING Analysis Time Period WEEKDAY PM PEAK Project ID#000325.01 BAYLOR COURT 11 OFFICE East/West Street: DARTMOUTH STREET [North/South Street: SW 72ND AVENUE p ss i i T rand:Site Characteristics 0- ;, ,..' ✓ i` � '! :: x�.eL''«+�.a , iRG'=f+W a+ e .�} .qry.r� $ Approach I Eastbound Westbound Movement I L I T I R L I T I R Volume L 40 234 130 83 228 48 %Thrus Left Lane 50 I 50 Approach I Northbound I Southbound Movement I L I T I R L i T I R Volume 191 224 38 134 167 17 %Thrus Left Lane 50 I 50 Eastbound Westbound Northbound Southbound Li L2 L1 L2 L1 I L2 L1 L2 Configuration L TR L TR L TR L TR PHF 0.95 0.95 0.95 I 0.95 0.95 I 0.95 0.95 I 0.95 Flow Rate 42 382 87 I 290 201 I 275 141 I 192 %Heavy Vehicles I 0 0 1 I 1 1 I 1 0 0 No. Lanes 2 2 2 2 Geometry Group 5 5 5 5 Duration,T 0.25 Saturation HiaidWay Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 I 1.0 0.0 1.0 I 0.0 1.0 0.0 Prop. Right-Turns 0.0 I 0.4 [ 0.0 I 0.2 0.0 I 0.1 0.0 0.1 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 I 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 I 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 1.7 I 1.7 1.7 I 1.7 1.7 1.7 hadj,computed 8.04 I 8.04 8.04 I 8.04 8.04 8.04 8.04 8.04 Departure Headway and Service Time hd, initial value 3.20 I 3.20 3.20 I 3.20 3.20 I 3.20 3.20 3.20 x.initial 0.04 I 0.34 0.08 I 0.26 0,18 I 0.24 0.13 0.17 hd,final value 8.04 I 8.04 8.04 I 8.04 8.04 I 8.04 8.04 8.04 x,final value 0.09 I 0.81 0.20 I 0.64 0.45 I 0.60 0.33 0.43 Move-up time. m 2.3 2.3 2.3 2.3 Service Time 5.7 I 5.3 5.7 I 5.3 5.7 I 5.3 5.7 5.3 Capacity and Level of Service Eastbound Westbound Northbound Southbound Li I L2 L1 L2 Li L2 L1 L2 Capacity 292 I 465 337 I 444 432 I 449 391 426 Delay 11.57 I 35.43 12.90 23.32 17.31 I 21.42 15.04 16.79 LOS B I E B I C j C I C C C Approach: Delay 33.06 I 20.91 19.69 16.05 LOS D I C I C I C Intersection Delay 22.74 I Intersection LOS C I HCS2000T I Copyright©2000 University of Florida.All Rights Reserved Version 4 lb Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS ' Site Information ;, ,. a ;'-1 Analyst EHB Intersection ATLANTA/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY AM PEAK Project ID#000325.01 BAYLOR COURT II OFFICE East/West Street: ATLANTA STREET INorth/South Street: SW 68TH PARKWAY Volume Adjustments and Site Characteristics Approach I Eastbound I Westbouna Movement I L T I R L I T R Volume I 4 I 16 I 1 I 285 51 I 202 %Thrus Left Lane 50 50 Approach Northbound I Southbound Movement I L T R I L I T I R Volume 11 52 144 I 61 I 61 I 7 %Thrus Left Lane 50 I 50 Eastbound Westbound Northbound Southbound L1 L2 I L1 L2 ( L1 L2 L1 L2 Configuration LT R I L TR I LT I LTR PHF 0.91 0.91 0.91 0.91 0.91 0.91 I Flow Rate I 21 I 1 I 313 277 69 I I 141 Heavy Vehicles 0 I 0 I 1 I 1 I 5 I I 3 I No. Lanes I 2 I 2 I 1 I 1 Geometry Group 5 I 5 I 2 I 2 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.2 ' 0.0 1.0 I 0.0 0.2 0.5 Prop. Right-Turns 0.0 1.0 0.0 0.8 0.0 0.0 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 I 0.2 I 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 I -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 ( 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed I 5.79 I 5.79 I 5.79 5.79 5.79 5.79 (Departure Headway and Service Time hd. initial value 3.20 I 3.20 I 3.20 I 3.20 3.20 3.20 x,initial 0.02 I 0.00 I 0.28 I 0.25 0.06 0.13 hd,final value I 5.79 I 5.79 I 5.79 I 5.79 5.79 5.79 x.final value I 0.03 I 0.00 I 0.47 I 0.36 0.11 0.21 Move-up time, m 2.3 I 2.3 2.0 2.0 Service Time 3.5 I 2.8 I 3.5 I 2.8 3.5 2.8 3.5 2.8 Capacity and Level of Service Eastbound Westbound Northbound Southbound L1 L2 L1 L2 Li L2 Li L2 Capacity 271 251 563 527 319 391 Delay 8.69 I 7.85 ' 12.63 1 9.97 I 9.16 9.82 LOS A A B A A A Approach: Delay 8.65 11.38 9.16 9.82 LOS A B I A A Intersection Delay 10.85 Intersection LOS B HCS:000T'I Copyright C,2000 University of Florida.All Rights Reserved Version 4 lb Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS .. ,I. . _ ....:. _ _41Site Information Analyst EHB Intersection ATLANTA/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY PM PEAK Project ID 4000325.01 BAYLOR COURT II OFFICE East/West Street: ATLANTA STREET (North/South Street: SW 68TH PARKWAY - Volume ad u`stments and Site C cs ar;.: a Approach I Eastbound I Westbound Movement I L T R L I T 1 R Volume 6 98 14 ( 319 84 172 %Thrus Left Lane 50 I 50 Approach I Northbound I Southbound Movement I L I T I R I L T I R Volume 6 80 627 130 83 13 %Thrus Left Lane 50 50 Eastbound Westbound Northbound Southbound Li L2 L1 L2 Li I L2 L1 L2 Configuration LT R L TR LT I LTR PHF 0.89 I 0.89 I 0.89 0.89 0.89 0.89 Flow Rate I 116 I 15 I 358 I 287 95 I I 253 Heavy Vehicles ( 1 I 1 1 1 1 I I 1 No. Lanes 2 I 2 [ 1 1 Geometry Group 5 5 2 2 Duration,T I 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.1 0.0 1.0 0.0 0.1 0.6 Prop. Right-Turns 0.0 1.0 0.0 I 0.7 I 0.0 I 0.1 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 I 0.2 I 0.2 I 0.2 ( 0.2 I 0.2 0.2 hRT-acj -0.6 I -0.6 -0.6 I -0.6 I -0.6 I -0.6 [ -0.6 -0.6 hHV-adj 1.7 I 1.7 I 1.7 I 1.7 I 1.7 I 1.7 1.7 1.7 hadj,computed 6.55 6.55 6.55 I 6.55 I 6.55 I 6.55 [Departure Headway and Service Time hd. initial value 3.20 I 3.20 I 3.20 I 3.20 3.20 I [ 3.20 x, initial 0.10 I 0.01 I 0.32 I 0.26 0.08 I I 0.22 hd,final value 6.55 6.55 6.55 I 6.55 6.55 I 6.55 x, final value 0,21 I 0.02 I 0.60 0.43 0.17 0.42 Move-up time, m I 2.3 I 2.3 2.0 2.0 Service Time 4.3 I 3.6 4.3 I 3.6 I 4.3 I 3.6 4.3 3.6 Capacity and Level of Service Eastbound Westbound I Northbound I Southbound L1 L2 Li I L2 L1 L2 L1 L2 Capacity 366 I 265 I 585 I 537 I 345 I I 503 I Delay I 10.99 8.78 17.47 12.24 10.49 13.19 LOS B A C B B B Approach: Delay 10.74 I 15.14 10.49 13.19 LOS B I C B B Intersection Delay [ 13.80 I Intersection LOS B KcS2000Trt Copyright C 2000 University of Florida,All Rights Reserved Version 4 lb Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS 1General Information Site Information I Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY AM PEAK Project ID#000325.61 BAYLOR COURT II OFFICE I EastNVest Street: DARTMOUTH STREET INorthISouth Street: SW 68TH PARKWAY Volume Adjustments and Site Characteristics Approach I Eastbound Westbound Movement L T R L T R Volume 85 I 63 I 40 I 205 I 185 79 %Thrus Left Lane I 50 I I I 50 Approach Northbound Southbound Movement L T J R L T R Volume 4 I 70 I 20 I 145 159 100 %Thrus Left Lane 50 I I 50 Eastbound Westbound Northbound Southbound Li 1 L2 Li L2 Li L2 Li L2 Configuration L I TR LT R L TR L I TR PHF 0.92 0.92 I 0.92 0.92 0.92 0.92 0.92 0.92 Flow Rate 92 111 423 I 85 I 4 I 97 I 157 280 Heavy Vehicles I 5 I 5 I 1 1 I 6 I 6 I 2 I 2 No. Lanes 2 2 2 2 Geometry Group 5 5 I 5 5 I_ Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 I 0.5 0.0 1.0 I 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.4 0.0 I 1.0 0.0 I 0.2 0.0 0.4 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 hLT-adj 0.2 0.2 0.2 I 0.2 0.2 I 0.2 0.2 I 0.2 hRT-adj -0.6 I -0.6 I -0.6 ( -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 1.7 I 1.7 1.7 I 1.7 1.7 1.7 hadj. computed 7.20 I 7.20 7.20 I 7.20 7.20 7.20 7.20 I 7.20 Departure Headway and Service Time hd. initial value I 3.20 I 3.20 I 3.20 3.20 3.20 I 3.20 3.20 I 3.20 x, initial I 0.08 I 0.10 I 0.38 I 0.08 0.00 I 0.09 0.14 0.25 hd,final value 7.20 7.20 7.20 I 7.20 7.20 I 7.20 7.20 I 7.20 x.final value 0.18 I 0.21 I 0.77 I 0.14 0.01 I 0.20 0.30 I 0.51 Move-up time.m 2.3 2.3 2.3 2.3 Service Time J 4.9 I 4.5 4.9 I 4.5 4.9 I 4.5 4.9 1 4.5 Capacity and Level of Service Eastbound Westbound Northbound Southbound L1 L2 Li I L2 L1 L2 L1 L2 Capacity 342 361 540 I 335 254 347 407 530 Delay 11.52 I 11.24 28.10 I 9.51 10.39 11.77 12.69 I 15.81 LOS B I B D 1 A B B B C Approach: Delay 11.37 24.99 I 11.72 14.69 LOS j B C B B Intersection Delay 18.10 Intersection LOS C HCS2000T1 Copyright©2000 University of Florida,All Rights Reserved Version 4.1b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS l 7.- ,: „° "��"' '��z" formation Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY PM PEAK Project ID#000325.01 BAYLOR COURT II OFFICE EastP/est Street: DARTMOUTH STREET INorth/South Street: SW 68TH PARKWAY I Volume Adjustments and Site,Characteristics ,r ,N 4#,, ,-,1 Approacn Eastbound Westbound Movement I L T R L T R Volume I 265 I 278 I 19 I 88 I 203 I 127 %Thrus Left Lane 50 I I 50 I I Approach I Northbound I Southbound Movement L T R L T I R Volume 38 I 314 131 I 164 I 59 I 162 %Thrus Left Lane 50 50 Eastbound I Westbound I Northbound Southbound Li L2 L1 L2 L1 L2 Li L2 Configuration L TR LT R L TR L TR PHF 0.92 I 0.92 I 0.92 0.92 0.92 0.92 0.92 I 0.92 Flow Rate I 288 I 322 I 315 I 138 I 41 i 483 I 178 I 240 %Heavy Vehicles I 0 I 0 I 2 I 2 I 2 I 2 I 2 I 2 No. Lanes 2 2 I 2 I 2 Geometry Group 5 5 5 5 Duration,T I 0.25 Satur V a 'read Adjustment Worksheet Prop.Left-Turns I 1.0 I 0.0 0.3 I 0.0 1.0 0.0 1.0 I 0.0 Prop. Right-Turns 0.0 0.1 0.0 1.0 0.0 0.3 0.0 I 0.7 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 I 0.2 I 0.2 I 0.2 ( 0.2 I 0.2 I 0.2 hRT-adj -0.6 -0.6 I -0.6 -0.6 -0.6 I -0.6 -0.6 I -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 I 1.7 hadj,computed 8.87 I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 Departure Headway and Service Time ha. initlai value 3.20 I 3.20 I 3.20 3.20 I 3.20 3.20 I 3.20 I 3.20 x.initial I 0.26 I 0.29 I 0.28 I 0.12 I 0.04 I 0.43 I 0.16 I 0.21 hd,final value I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 I 8.87 8.87 x.final value 0.71 0.77 0.78 I 0.32 I 0.10 I 1.15 I 0.46 I 0.57 Move-up time. m 2.3 2.3 2.3 2.3 Service Time 6.6 I 6.3 6.6 I 6.3 6.6 I 6.3 6.6 I 6.3 J Cap,a4ty and Level'of Service ,.;` Eastbound Westbound Northbound Southbound L1 L2 L1 L2 Li L2 Li L2 Capacity 404 416 400 388 291 483 386 415 Delay 30.54 35.14 37.31 14.81 I 12.69 I 120.86 19.40 22.12 LOS j D E E B B F C C Approach:Delay 32.97 30.46 112.39 20.96 LOS D D I F I C Intersection Delay 50.66 Intersection LOS ( F HCS2000M1 Copyright©2000 University of Florida.All Rights Reserved Version a.I b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information ;, yeT}, ' r IWI Analyst EHB Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY AM PEAK Project ID#000325.01 BAYLCR COURT 11 OFFICE EastlWest Street: DARTMOUTH STREET INorth/South Street: SW 72NC AVENUE Volume d to is and Site Characteristics :`°'" + ' .: ; ',4':'' Approach Eastbound Westbound Movement L T R L I T R tl Volume 39 149 167 44 192 2 %Thrus Left Lane 50 50 I I Approach I Northbound Southbound Movement L I T R L I T R Volume 123 56 21 5 146 75 %Thrus Left Lane 50 I 50 I Eastbound Westbound Northbound Southbound L1 L2 Li I L2 1.1 I L2 L1 L2 Configuration L TR L I TR I L I TR I L j TR PHF 0.64 I 0.64 0.64 I 0.64 I 0.64 I 0.64 0.64 I 0.64 Flow Rate 60 I 492 68 303 192 119 7 345 %Heavy Vehicles 3 I 3 4 I 4 2 I 2 4 I 4 No. Lanes 2 2 2 I 2 Geometry Group 5 5 I 5 I 5 Duration, T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 0.0 1.0 I 0.0 ' 1.0 0.0 I 1.0 0.0 Prop. Right-Turns 0.0 0.5 0.0 I 0.0 0.0 0.3 0.0 0.3 Prop. Heavy Vehicle 0.0 I 0.0 I 0.0 I 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-acj -0.6 I -0.6 -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 I 1.7 I 1.7 1.7 1.7 1.7 1.7 hadj,computed 8.03 I 8.03 ( 8.03 I 8.03 8.03 8.03 8.03 8.03 Departure Headway and Service Time hd, initial value 3.20 I 3.20 I 3.20 I 3.20 3.20 3.20 I 3.20 3.20 x, initial 0.05 I 0.44 I 0.06 I 0.27 0.17 0.11 I 0.01 0.31 hd,final value 8.03 I 8.03 8.03 I 8.03 8.03 8.03 I 8.03 8.03 x, final value 0.13 I 1.03 I 0.16 0.69 0.46 0.28 I 0.02 I 0.77 Move-up time. m 2.3 I 2.3 2.3 I 2.3 Service Time 5.7 i 5.2 I 5.7 I 5.2 5.7 5.2 I 5.7 5.2 Capacity and Level of Service Eastbound Westbound Northbound Southbound L1 L2 L1 I L2 L1 I L2 L1 L2 Capacity 310 I 492 318 432 404 I 369 257 441 Delay 11.97 75.49 12.69 27.25 18.68 14.16 11.32 33.44 LOS B F B D C B B D Approach: Delay 68.58 24.58 J 16.95 33.00 LOS F I C C D Intersection Delay 40.27 Intersection LOS I E HCS2000T"t Copyright©2000 University of Florida.All Rights Reserved Version 4.I b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS �, , _ Site Information Analyst EHB Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 BASE Analysis Time Period WEEKDAY PM PEAK Project ID#000325 01 BAYLOR COURT 11 OFFICE East/West Street: DARTMOUTH STREET (North/South Street: SW 72ND AVENUE Volume Adjustments,and Site--°Characteristics _ ` i�i M. .: r . ,,,,ki; k,ci.i Approach I Eastbound Westbound Movement L ( T R L T R Volume 155 346 126 114 314 42 %Thrus Left Lane 50 I 50 Approach Northbound I Southbound Movement L I T I R 1 L I T I R Volume 188 230 52 129 I 217 I 110 %Thrus Left Lane 50 I 50 Eastbound I Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Configuration L TR L TR L TR L TR PHF 0.95 0.95 I 0.95 ( 0.95 0.95 I 0.95 0.95 I 0.95 Flow Rate 163 I 496 I 120 I 374 I 197 296 135 I 343 %Heavy Vehicles 0 I 0 I 1 I 1 I 1 ( 1 0 I 0 No. Lanes I 2 I 2 I 2 2 Geometry Group 5 I 5 I 5 5 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns M 1.0 I 0.0 1.0 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.3 0.0 0.1 0 0 0.2 0.0 0.3 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adi I -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 1.7 1.7 1 7 1.7 1.7 1.7 had), computed 9.17 I 9.17 9.17 9.17 9.17 9.17 9.17 9.17 Departure Headway and Service Time hd. initial value 3.20 I 3.20 3.20 3.20 3.20 3.20 3.20 3.20 x, initial 0.14 I 0.44 0.11 0.33 0.18 0.26 0.12 0.30 hd,final value 9.17 I 9.17 9.17 I 9.17 9.17 J 9.17 9.17 9.17 x.final value 0.42 I 1.21 0.31 0.94 0.51 0.75 0.35 0.85 Move-up time, m 2.3 2.3 2.3 2.3 Service Time 6.9 I 6.5 6.9 I 6.5 6.9 6.5 6.9 6.5 Capacity and Level of Service ''`' r''' Eastbound Westbound Northbound Southoound Li L2 Li L2 L1 I L2 Li I L2 Capacity 388 496 370 I 398 I 379 I 393 380 I 399 Delay 18.24 I 144.26 I 16.13 61.16 I 21.65 I 34.28 I 17.06 I 46.18 LOS C F C I F C I D C I E Approach: Delay 113.09 50.22 I 29.24 37.96 LOS F F I D I E Intersection Delay 62.10 Intersection LOS F HC32000TM Copyright©2000 University of Florida.All Rights Reserved Version 4 l b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS ti•: fiiY� ; , � z � :lion � ,i,fi;i,, Analyst EHB Intersection ATLANTA/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY AM PEAK Project ID#000325.01 BAYLOR COURT II OFFICE East/West Street: ATLANTA STREET (North/South Street: SW 68TH PARKWAY Volume Acl inents and Site Characteristics -"" E r,,;# n 5. '% Approach I Eastbound I Westbound Movement I L T R I L T I R Volume 4 17 1 285 54 202 %Thrus Left Lane 50 50 Approach Northbound I Southbound Movement L I T I R I L T I R Volume 14 52 144 61 61 10 %Thrus Left Lane 50 I 50 Eastbound I Westbound Northbound Southbound Li L2 Li L2 I Li ( L2 L1 L2 Configuration LT R L TR LT I LTR PHF I 0.91 I 0.91 0.91 I 0.91 0.91 0.91 Flow Rate I 22 1 313 ( 280 72 144 Heavy Vehicles 0 0 I 1 1 5 3 No Lanes 2 2 1 1 Geometry Group 5 5 I 2 I 2 Duration, T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.2 0.0 I 1.0 0.0 I 0.2 I I 0.5 Prop. Right-Turns 0.0 1.0 0.0 0.8 0.0 0.1 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 I 0.0 I 0.0 hLT-adj 0.2 0.2 I 0.2 0.2 0.2 0.2 I 0.2 0.2 hRT-adj -0.6 -0.6 I -0.6 -0.6 I -0.6 I -0.6 I -0.6 I -0.6 hHV-adj 1.7 1.7 1.7 1.7 I 1.7 I 1.7 I 1.7 I 1.7 hadj, computed 5.81 5.81 5.81 5.81 [ 5.81 ( 5.81 Departure Headway and Service Time ;,gi hd, initial value 3,20 3.20 I 3.20 3.20 I 3.20 I 3.20 x, initial 0.02 0.00 0.28 0.25 0.06 0.13 hd,final value 5.81 5.81 5.81 5.81 5.81 5.81 x,final value 0.04 0.00 0.47 0.37 I 0.11 0.22 Move-up time. m 2.3 2.3 2.0 J 2.0 Service Time 3.5 2.9 3.5 2.9 3.5 I 2.9 3.5 1 2.9 Capacity and Level of Service Eastbound Westbound Northbound Southbound Li I L2 Li L2 ( L1 I L2 L1 I L2 Capacity 272 I 251 563 I 530 322 I I 394 I Delay I 8.73 I 7.88 I 12.70 1 10.07 I 9.22 I I 9.86 i LOS A I A I B B I A I A Approach: Delay 8.69 11.46 9.22 I 9.86 LOS A B A A Intersection Delay 10.91 Intersection LOS B HCS2000T"I Copyright©2000 University of Florida,All Rights Reserved Version 4 i b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS �- d _ 1p , f F ti Site information ?t .1', t ff ' :, Analyst MKK Intersection ATLANTA/68TH Agency/Co, GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/5/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY PM PEAK Project ID 7#000325.01 BAYLOR COURT II OFFICE East/West Street: ATLANTA ST REET North/South Street: SW 68TH PARKWAY Volume A# s 4 , ,., ;4 ,s-.. hart . ra 'P i ,,,,: ,.,.x n €,t. ? , ,. . 4 .' ," a 4 i f. a :.s ss -,;' .. Approach •stbound est•ound Movement L T I R L T R Volume 8 101 17 319 85 172 %Thrus Left Lane 50 50 Approach I Northbound I Southbound Movement L T R L I T R Volume 7 80 627 I 130 83 I 13 %Thrus Left Lane 50 I I 50 Eastbound ( Westbound Northbound Southbound L1 L2 L1 L2 Li ( L2 L1 L2 Configuration LT R L TR LT LTR PHF 0.89 I 0.89 I 0.89 I 0.89 0.89 ! 0.89 Flow Rate I 121 19 I 358 288 96 253 I Heavy Vehicles 1 1 I 1 1 1 I 1 I No. Lanes 2 I 2 I 1 l 1 Geometry Group 5 5 2 2 Duration. T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 0.1 0.0 1.0 I 0.0 I 0.1 ( 0.6 Prop. Right-Turns 0.0 1.0 0.0 0.7 0.0 I I 0.1 Prop. Heavy Vehicle 0.0 I 0.0 I 0.0 I 0.0 I 0.0 I 0.0 I I hLT-adj I 0.2 I 0.2 0.2 I 0.2 I 0.2 I 0.2 0.2 I 0.2 hRT-adj -0.6 -0.6 I -0.6 -0.6 I -0.6 ( -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 I 1.7 I 1.7 1.7 I 1.7 I 1.7 I 1.7 hadj,computed 6.57 I 6.57 I 6.57 I 6.57 6.57 I 6.57 Departure Headway and Service Time ho, initial value 3.20 3.20 I 3.20 I 3.20 i 3.20 3.20 x,initial 0.11 0.02 0.32 I 0.26 I 0.09 I 0.22 hd,final value 6.57 I 6.57 I 6.57 I 6.57 I 6.57 I 6.57 x,final value I 0.22 I 0.03 0.60 I 0.44 0.17 I 0.42 Move-up time,m 2.3 2.3 I 2.0 2.0 Service Time I 4.3 I 3.6 I 4.3 I 3.6 4.3 I 3.6 4.3 I 3.6 Capacity and Level of Service Eastbound Westbound l Northbound Southbound L1 L2 Li L2 L1 L2 L1 L2 Capacity 371 269 583 538 346 503 Delay 11.12 8.84 17.61 12.34 10.56 13.29 LOS B A C B B B Approach: Delay 10.81 15.26 10.56 I 13.29 LOS B C B B Intersection Delay 13.88 Intersection LOS B HCS2000Tm Copyright C 2000 University of Florida,All Rights Reserved Version-t.l b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY AM PEAK Project ID#000325.01 BAYLOR COURT II OFFICE EasU Nest Street: DARTMOUTH STREET (North/South Street: SW 68TH PARKWAY ri ,. ,t Zia i t C'tafa` erl-611 i t, t �;' ._ :<. .ate..: ::s.. u�tta Fk°.3 >�a� ww btu �aaa..� r:fa K ,�,.�. ,d,. �+;�_. ,,s Approach Eastbound Westbound Movement L T R L T R Volume 85 63 40 205 I 185 I 82 %Thrus Left Lane 50 I 50 Approach I Northbound I Southbound Movement I L I T R I L I T I R Volume 4 70 20 145 159 100 %Thrus Left Lane 50 l I 50 I Eastbound Westbound Northbound I Southbound L1 L2 L1 L2 Li L2 I Li L2 Configuration L TR LT R L TR L TR PHF I 0.92 I 0.92 0.92 0.92 I 0.92 I 0.92 0.92 I 0.92 Flow Rate I 92 I 111 I 423 89 4 97 157 280 %Heavy Vehicles I 5 I 5 I 1 I 1 I 6 I 6 I 2 I 2 No. Lanes 2 I 2 ( 2 I 2 Geometry Group 5 5 5 5 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 0.5 I 0.0 1.0 0.0 I 1.0 0.0 Prop.Right-Turns 0.0 0.4 I 0.0 1.0 0.0 0.2 I 0.0 0.4 Prop.Heavy Vehicle 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 hLT-adj 0.2 I 0.2 I 0.2 0.2 0.2 0.2 I 0.2 0.2 hRT-adj -0.6 I -0.6 I -0.6 -0.6 -0.6 -0.6 I -0.6 -0.6 hHV-adj I 1.7 I 1.7 1.7 I 1.7 1.7 1.7 1.7 1.7 hadj,computed 7.21 ( 7.21 7.21 I 7.21 7.21 7.21 I 7.21 7.21 Departure Headway and Service Time hd, initial value 3.20 I 3.20 3.20 I 3.20 3.20 3.20 I 3.20 3.20 x, initial 0.08 I 0.10 0.38 0.08 0.00 0.09 0.14 0.25 hd.finai value 7.21 I 7.21 7.21 I 7.21 I 7.21 7.21 I 7.21 I 7.21 x, final value 0.18 I 0.21 0.77 I 0.15 I 0.01 0.20 I 0.30 I 0.51 Move-up time.m 2.3 2.3 2.3 2.3 Service Time 4.9 I 4.5 4.9 I 4.5 I 4.9 4.5 4.9 I 4.5 ua kacity and Level of Service Eastbound Westbound Northbound I Southbound Li L2 Li L2 I Li L2 I Li L2 Capacity 342 I 361 I 540 339 254 I 347 I 407 I 530 I Delay 11.53 I 11.25 28.12 I 9.56 10.40 I 11.78 12.70 I 15.84 LOS B I B D A I B I B I B C Approach' Delay 11.38 24.89 I 11.73 I 14.71 LOS B I C I B I B Intersection Delay 18.09 I Intersection LOS C HCS2000T hi Copyright©2000 University of Florida,All Rights Reserved Version 4 I b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information I Analyst EHB Intersection DARTMOUTH/68TH Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY PM PEAK Project ID#000325.01 BAYLOR CCURT II OFFICE I East/West Street: DARTMOUTH STREET North/South Street: SW 68TH PARKWAY Volume Adjustments and Site Characteristics Approach Eastbound I Westbound Movement L T R I L I T I R Volume 265 I 278 I 19 88 203 I 128 %Thrus Left Lane 50 ( I 50 Approach Northbound I Southbound Movement I L T I R I L I T I R Volume 38 314 I 131 167 59 162 %Thrus Left Lane 50 I 50 Eastbound I Westbound Northbound Southbound L1 L2 L1 L2 L1 ( L2 L1 L2 Configuration L TR LT R L TR L TR PHF 0.92 I 0.92 0.92 I 0.92 I 0.92 I 0.92 0.92 I 0.92 Flow Rate 288 322 315 I 139 I 41 I 483 I 181 I 240 Heavy Vehicles 0 I 0 I 2 I 2 I 2 I 2 I 2 I 2 No. Lanes 2 I 2 I 2 2 Geometry Group 5 5 I 5 5 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1 1.0 I 0.0 0.3 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.1 0.0 I 1.0 0.0 0.3 0.0 0.7 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 I 0.2 0.2 0.2 0.2 0.2 hRT-adj I -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed 8.88 I 8.88 I 8.88 8.88 8.88 8.88 8.88 8.88 Departure Headway and Service Time hd. initial value 3.20 I 3.20 I 3.20 3.20 3.20 3.20 3.20 3.20 x, initial 0.26 0.29 0.28 I 0.12 0.04 0.43 0.16 0.21 hd.final value 8.88 I 8.88 I 8.88 8.88 8.88 8.88 8.88 8.88 x,final value 0.71 I 0.77 I 0.78 I 0.32 0.10 1.15 0.46 0.57 Move-up time, m 2.3 2.3 2.3 2.3 Service Time 6.6 I 6.3 I 6.6 1 6.3 6.6 6.3 6.6 6.3 I Capacity and Level of Service Eastbound Westbound Northbound I Southbound Li I L2 L1 L2 L1 I L2 L1 L2 Capacity I 404 I 415 400 389 291 I 483 386 415 I Delay 30.62 I 35.24 37.41 14.87 12.70 1 121.41 19.64 22.13 I LOS I D I E E I B I B I F C C Approach: Delay 33.06 30.51 112.90 21.06 LOS ( D D I F C Intersection Delay 50.79 Intersection LOS F I HCS2000Tm Copyright©2000 University of Florida.All Rights Reserved Version 4.1b Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information Analyst EHB Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY AM PEAK Project ID#000325 01 BAYLOR COURT II OFFICE EastNVest Street: DARTMOUTH STREET (North/South Street: SW 72ND AVENUE Volume Adjustments and Sit+ ,9haracteristics ,, t.1-417 °_ '-7' Approach I Eastbound Westbound Movement I L I T R I L I T I R Volume 39 149 167 44 192 2 %Thrus Left Lane 50 50 Approach I Northbound I Southbound Movement L I T R I L I T I R Volume 123 56 21 5 146 75 %Thrus Left Lane ( 50 1 50 Eastbound Westbound Northbound Southbound Lt L2 L1 I L2 Li I L2 Li L2 Configuration L TR L I TR L I TR L TR PHF 0.64 I 0.64 I 0.64 I 0.64 0.64 I 0.64 I 0.64 I 0.64 Flow Rate 60 492 68 303 192 119 7 I 345 %Heavy Vehicles I 3 3 4 I 4 ( 2 I 2 I 4 I 4 No. Lanes 2 2 I 2 I 2 Geometry Group 5 5 5 5 Duration, T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 I 0.0 I 1.0 0.0 1.0 I 0.0 1.0 I 0.0 Prop. Right-Turns I 0.0 0.5 0.0 0.0 0.0 0.3 0.0 0.3 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 I 0.0 0.0 I 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 -0.6 I -0.6 -0.6 I -0.6 -0.6 -0.6 hHV-adj 1.7 I 1.7 I 1.7 1.7 1.7 I 1.7 1.7 1.7 hadj, computed 8.03 I 8.03 I 8.03 8.03 8.03 I 8.03 8.03 8.03 Departure Headway and Service Time hd.initial value I 3.20 I 3.20 I 3.20 I 3.20 3.20 ( 3.20 3.20 I 3.20 x.initial 0.05 I 0.44 I 0.06 I 0.27 0.17 I 0.11 0.01 I 0.31 hd.final value 8.03 I 8.03 I 8.03 8.03 8.03 I 8.03 8.03 I 8.03 x,final value 0.13 1.03 0.16 I 0.69 0.46 I 0.28 0.02 I 0.77 Move-up time. m 2.3 I 2.3 2.3 2.3 Service Time I 5.7 I 5.2 I 5.7 I 5.2 5.7 I 5.2 5.7 I 5.2 Capacity and Level of Service -1 Eastbound I Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 I L2 Capacity I 310 I 492 318 432 404 369 257 441 Delay 11.97 75.49 12.69 1 27.25 18.68 I 14.16 11.32 33.44 LOS B F B D C B I B D Approach:Delay 68.58 24.58 16.95 33.00 LOS F C C D Intersection Delay 40.27 Intersection LOS I E HCS2000TNI Copyright©2000 University of Florida.All Rights Reserved Version-1 I b Group Mackenzie P.O. Box 69039 Portland. OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 ALL-WAY STOP CONTROL ANALYSIS General Information Site Information Analyst EHB Intersection DARTMOUTH/72ND Agency/Co. GROUP MACKENZIE Jurisdiction CITY OF TIGARD Date Performed 2/1/02 Analysis Year 2003 COMBINED Analysis Time Period WEEKDAY PM PEAK Project ID#000325.01 BAYLOR COURT II OFFICE I East/West Street: DARTMOUTH STREET (North/South Street: SW 72ND AVENUE Volume Adjustments and Site"Characteristics `.. Approacr Eastoouna ound Movement L T R L T R Volume 155 346 I 126 I 114 314 I 42 %Thrus Left Lane I 50 50 I Approach I Northbound Southbound Movement L T R L T R Volume 188 230 52 129 I 217 110 %Thrus Left Lane 50 I 50 Eastbound I Westbound Northbound Southbound 1.1 I L2 Li L2 L1 L2 L1 L2 Configuration L TR L TR L TR L TR PHF 0.95 0.95 0.95 I 0.95 I 0.95 I 0.95 0.95 0.95 Flow Rate 163 496 120 I 374 I 197 I 296 135 343 %Heavy Vehicles 0 0 1 I 1 I 1 I 1 0 0 No. Lanes 2 2 2 2 Geometry Group I 5 I 5 I 5 I 5 Duration.T 0.25 Saturation Headway Adjustment Worksheet Prop. Left-Turns 1.0 0.0 I 1.0 0.0 1.0 0.0 1.0 0.0 Prop. Right-Turns 0.0 0.3 0.0 0.1 0.0 0.2 0.0 0.3 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 I -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 hadj,computed 9.17 I 9.17 I 9.17 9.17 9.17 9.17 9.17 9.17 Departure Headway and Service Time hd, initial value 3.20 I 3.20 3.20 3.20 3.20 3.20 3.20 3.20 x, initial 0.14 I 0.44 I 0.11 0.33 0.18 0.26 0.12 0.30 hd,final value I 9.17 I 9.17 9.17 9.17 9.17 9.17 9.17 9.17 x,final value 0.42 I 1.21 I 0.31 0.94 0.51 0.75 0.35 0.85 Move-up time,m I 2.3 2.3 2.3 2.3 Service Time 6.9 I 6.5 I 6.9 6.5 6.9 6.5 6.9 6.5 Capacity and Level of Service Eastbound I Westbound I Northbound Southbound Li I L2 I L1 I L2 I L1 I L2 L1 L2 Capacity I 388 I 496 370 398 379 393 380 I 399 Delay 18.24 144.26 16.13 1 61.16 21.65 I 34.28 I 17.06 46.18 LOS C F C I F I C I D I C I E Approach: Delay 113.09 50.22 I 29.24 37.96 LOS F F I D I _ E Intersection Delay 62.10 Intersection LOS I F HCS2000TM Copyright CO 2000 University of Florida,All Rights Reserved Version 4.Ib Group Mackenzie P.O. Box 69039 Portland, OR 97201-0039 Tel: 503.224.9560 Fax: 503.228.1285 QUEUING CALCULATIONS QT-TEI.IINt.3 ANAL YS:S QT TEIJINt-ANALysis ' 2003 combined Am. Atianta st:sw 6th Pkwy Atlanta St/SW 68th Pkwy 2003 Combined AM Eastbound Le ftiThrouF,h ....... Eastbound Right' ......... ....... 22 TIMONITIONCV4,40P.140.0**iii:::120:0 1 •1''•1;1, • . La 25 FEET 01.greit.dgattr.feel;l15.::::::::::::::::;:;: 25 FEET I . . ........ ........ • QIJELINti AlsiALYSIS QI.1EI.7ING ANALYSIS Atlanta St/SW 68th Pkwy 201)3 Combined PM Atlanta StISW 68th Pkwy 2003 Combined PM Eastbound Left/Through , Eastbound Right s ....................................................... 121 19 0.#4000:01161. . >01.4r#10)01W.001MK.1:i11k F1? St • • . . , IE "". • •• •••••••••••••.,.....•••••• ••••"•••••••••••••••••• • 50 FEET I 1JVEI FEET GROUP MACKENZIE Ph:503-224-9560 2/1421110 P M 0690 SW Bancroft Street.Portend.Oregon 97201 ., -•-•-.--:'''''.::::.l.:::::::::::.]:-..;.:-...;••-- :.,-,:;.::;:::,,:::§::::::::::::::::M: — - - 0• :;::::,:::: ::::::::::;:h. QUEUING ANALYSIS .:::,.t.).3 60...m.....b..inc....d...Am ::::::::::: Atlanta St/SW 68th PkwY ::.:44.,................,. -•:•-::::::,:,:.:,:,..:::::: 2003 Combined AM .,,,::::,::::: ,..,:,.. :r--.•:•:•:::::-.:-.:-.:',.: Atlanta SUSW 6Rth Pkwy Westbound Lett ',,.,•?•..,.,.. Westbound Tiro ,,' , ,.... ....................„...„.,,,..‹....... :-....ami,i:§i..),::.%:::.:•:......'.:;.::.P.:::- :.....'::''''' •.:'"'..: ::...j.::,,,:::::,....::::::•:* =9 Witatitr:•'_•:-'-•.,:::':.'..:M,''''...';. 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This estimate does not include: a. City Technical Plan Check and Inspection Fees b. City Street Trees c. Consulting Services (Engineering/Surveying) d. Franchise Utilities (power, gas, cable tv, fiber optics, or telephone) d. Relocation of Franchise Utilities (power, gas, cable tv,fiber optics, or telephone) e. Relocation of Utility poles f. Compaction Testing g. City, County, State, or Federal Permitting Fees 2. Volumes and quantities listed here are approximate and quantities are subject to change. 3. This estimate does not include hard rock excavation, boulders, etc. 4. This estimate is preliminary. 5. The unit prices shown here are based on engineering experience and do not represent actual contractor bids. 6. This estimate assumes dry weather construction. 7. This estimate is intended for the City's informational purposes only. AKS ENGINEERING & FORESTRY, LLC. 13910 GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97132 (503) 925-8799 PRELIMINARY COST ESTIMATE ATLANTA BUILDING 6/25/2003 JOB NO.: 814 Estimate by: AHH EARTHWORK, PARKING, & STREETS QUANTITY UNIT UNIT PRICE COST - $ Mobilization 1 L.S. $1,000.00 $1,000.00 Clearing & Grubbing/ Strippings 0.37 ACRE $2,000.00 S740.00 General Excavation 1000 C.Y. $4.00 $4,000.00 Embankment 525 C.Y. $4.00 $2,100.00 Fine Grading 1365 S.Y. $0.90 $1,228.50 PRIVATE SITE IMPROVEMENTS Asphalt Pavement (3" Class "C") 860 S.Y. $8.00 $6,880.00 Rock (2" Leveling Course) 1040 S.Y. $2.50 $2,600.00 Rock (6" Base Course) 1040 S.Y. $4.50 $4,680.00 Pavement Cut (Existing Parking) 30 L.F. $2.00 $60.00 Extruded Curb 195 L.F. $3.50 $682.50 Concrete Sidewalk 875 S.F. $3.00 $2,625.00 Retaining Wall 930 S.F. $12.00 $11,160.00 PUBLIC STREET IMPROVEMENTS Asphalt Pavement (4") 275 S.Y. $10.00 $2,750.00 Rock (3" Leveling Course) 275 S.Y. $4.00 $1,100.00 Rock (12" Base Course) 325 S.Y. $12.00 $3,900.00 Pavement Cut 225 L.F. $2.00 $450.00 Concrete Sidewalk 1730 S.F. $3.00 $5,190.00 Curb and Gutter 290 L.F. $7.50 $2,175.00 Traffic Control 1 L.S. S500.00 $500.00 TOTAL $53,821.00 AKS ENGINEERING & FORESTRY, LLC. 13910 GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97132 (503) 925-8799 PRELIMINARY COST ESTIMATE ATLANTA BUILDING 6/25/2003 JOB NO.: 814 Estimate by: AHH SANITARY SEWER QUANTITY UNIT UNIT PRICE COST -$ 6" PVC Lateral w/ Granular Backfill 65 L.F. $25.00 $1,625.00 Pavement Cut 80 L.F. S2.00 S160.00 Pavement Patch 15 S.Y. $22.00 $330.00 Traffic Control 1 L.S. $250.00 $250.00 TOTAL _ $2,365.00 6/25/2003 8:06 AM CONSTRUCTION ESTIMATE 6-18-03.xls AKS ENGINEERING & FORESTRY, LLC. 13910 GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97132 (503) 925-8799 PRELIMINARY COST ESTIMATE ATLANTA BUILDING 6/25/2003 JOB NO.: 814 Estimate by: AHH STORM SEWER QUANTITY UNIT UNIT PRICE COST 6" PVC C900 Storm Pipe w/Granular Backfill 160 L.F. S 20.00 $3,200.00 Catch Basin Storm Filter 1 EA. $ 2,500.00 $2,500.00 Pavement Cut 40 L.F. $ 2.00 $80.00 Pavement Patch 14 S.Y. $ 22.00 $308.00 STORMWATER DETENTION FACILITIES 42" CPP, 60' Detention Pipe w/Granular Backfill 1 L.S. S 4,500.00 $4,500.00 12" CPP Storm Pipe w/Granular Backfill 5 L.F. S 25.00 $125.00 48" Manhole & Detention Fittings 1 EA. S 3,000.00 $3,000.00 4" CleanoutNent Pipe 1 EA. $ 100.00 S100.00 TOTAL $13,813.00 AKS ENGINEERING & FORESTRY, LLC. 13910 GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97132 (503) 925-8799 PRELIMINARY COST ESTIMATE ATLANTA BUILDING 6/25/2003 JOB NO.: 814 Estimate by: AHH WATER QUANTITY UNIT UNIT PRICE COST 1" Irrigation Double Check Assembly 1 EA. $500.00 $500.00 1" Water Service 1 EA. $500.00 S500.00 TOTAL $1,000.00 AKS ENGINEERING & FORESTRY, LLC. 13910 GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97132 (503) 925-8799 PRELIMINARY COST ESTIMATE ATLANTA BUILDING 6/25/2003 JOB NO.: 814 Estimate by: AHH MISC. QUANTITY UNIT UNIT PRICE COST Erosion Control -Silt Fence 160 L.F. $2.00 $320.00 Gravel Construction Entrance 1 L.S. $500.00 $500.00 Inlet Protection 2 EA. $40.00 $80.00 Parking Striping 1 L.S. $500.00 $500.00 Landscaping 1 L.S. $5,000.00 $5,000.00 TOTAL $6,400.00 Exkittbi`f H Geo tec I cal Rev; e r✓ and Fouric(ccbo ri r✓IVesi1ga'f1on `J GeoPacific Engineering.inc. May 19, 2003 Real-World Geotechnical Solutions •Investigation •Design Project No. 03-8272 •Construction Support Eslinger Builders, Inc. 11575 SW Pacific Hwy, PMB 160 Tigard, OR 97223 Attn: Malcolm Eslinger (Fax 503-620-9475) RE: GEOTECHNICAL REVIEW ATLANTA STREET OFFICE BUILDING TIGARD, OREGON Reference: GeoPacific Engineering, Inc., Foundation Investigation, Baylor Court Office Building, Tigard, Oregon, 16 pages, 7 figures, dated May 23, 2001. AKS Engineering and Forestry, Preliminary grading and erosion control plan (sheet 3 of 6), Preliminary Utility plan (sheet 4 of 6), scale 1 inch equals 10 feet, dated October 25, 2002. This letter presents the results of our geotechnical review of the proposed office building project located at the southwest corner of the intersection of Atlanta Street and SW 68th Parkway in Tigard, Oregon. The scope of our review included: (1) review of our geotechnical report for the adjacent building, (2) site reconnaissance, (3) review of excavations at the site during site demolition, and (4) preparation of this brief letter report. The approximate 0.35-acre property is situated on a gentle, west-facing slope that inclines at about 10% to 20% grade. A localized road embankment fill slope inclining at about 45% grade is present along the eastern margin of the property. At the time of our site visit, existing structures including the swimming pool at the northwest corner had been demolished and removed from the site. The proposed development consists of a two-story, office building with wood framing and a slab-on- grade floor similar to the adjacent Baylor Court building. Building construction will incorporate continuous spread footings for walls and isolated spread footings for columns. We anticipate that wall loads will be on the order of 1,500 lbs. per lineal foot and interior column loads will be on the order of 35 kips. The project also includes placement of engineered fill up to 5 feet thick for paved parking areas, construction of an approximately 6-foot-high, keystone retaining wall along the western property line, and construction of an unspecified retaining wall beyond the southern wall of the building with a maximum height of 10 to 12 feet. An underground stormwater detention pipe is planned in the parking area. Based on review of shallow excavations, the proposed building site is underlain by a surficial layer of old fill approximately 1 to 3 feet thick that rests on native, clayey silt soil. Based on hand probe measurements, observed native clayey silt soil is generally stiff to very stiff. We anticipate that limited amounts of hard, basalt may be encountered along the eastern wall of the building where 7312 SW Durham Road Tel(503)598-8445 Portland, Oregon 97224 Fax(503)598-8705 • Project No. 03-8272 Atlanta Office Building cuts of up to 12 feet are planned. In a test excavation, no basalt was encountered to a depth of 7 feet below existing grade. CONCLUSIONS AND RECOMMENDATIONS Our geotechnical review indicates that the proposed development is geotechnically feasible provided that our recommendations are incorporated into the design and construction of the project. The conclusions and recommendations of the above-referenced geotechnical report for the adjacent Baylor Court site are applicable to the project site with the following exceptions and/or amendments. Based on review of shallow excavations and the planned finish floor elevation, we anticipate that the building foundation will bear primarily on native, clayey silt soil. The allowable soil bearing capacity for stiff, native soil and/or engineered fill may be taken as 2,000 lbs/ft2. Localized overexcavation of old fill or soft soils and replacement with engineered backfill may be necessary to provide adequate soil bearing strength. We anticipate that limited amounts of hard, basalt may be encountered along the eastern wall of the building where cuts of up to 12 feet are planned. GeoPacific Engineering should inspect the foundation excavation to verify adequate bearing strength prior to foundation construction. It is our understanding that the planned retaining wall that extends beyond the southern wall of the building will connect with the existing keystone wall on the Baylor Court building site. The portion of this wall that extends close to the right-of-way for SW 68th Parkway may be difficult to construct as shown due to space constraints. Minor slope movement of the road embankment fill as evidenced by reported curb settlement suggests that this fill may be poorly compacted. Hence, temporary shoring may be necessary to support excavation walls during construction. Relocating the wall farther from the right-of-way or utilizing a narrower type of wall would help to mitigate the need for shoring. For areas to receive engineered fill, any remaining old fill should be removed prior to engineered fill placement. Removals should be verified by GeoPacific. GeoPacific will be happy to provide field inspection services for the project as the geotechnical engineer of record. t UNCERTAINTY AND LIMITATIONS We have prepared this report for the client, for use on this project only. The report should be provided in its entirety to prospective contractors for bidding and estimating purposes; however, the conclusions and interpretations presented in this report should not be construed as a warranty of the subsurface conditions. Inconsistent conditions can occur between explorations that may not be detected by a geotechnical study. Within the limitations of scope, schedule and budget, GeoPacific attempted to execute these services in accordance with generally accepted professional principles and practices in the fields of geotechnical engineering and engineering geology at the time the report was prepared. No warranty, express or implied, is made. The scope of our work did not include flood hazard, - 2 - , Project No. 03-8272 Atlanta Office Building • environmental assessments or evaluations regarding the presence or absence of wetlands or hazardous or toxic substances in the soil, surface water, or groundwater at this site. We appreciate this opportunity to be of service. If you have any questions, please call. Sincerely, GeoPacific Engineering, Inc. F.�G`J �� 14743 r 1 E1766 OREC_II y�FH�NG G�G y •%.9 ✓ c S2D. kw, C4/ 3D-e3 Paul A. Crenna, C.E.G. James D. Imbrie, P.E., C.E.G. Engineering Geologist Geotechnical Engineer Cc: Alex Hurley, AKS Engineering (Fax 503-925-8969) - 3 - aeoPacific Engineering, Inc. Real-World Geotechnical Solutions Investigation • Design • Construction Support May 23, 2001 Project No. 01-7282 Eslinger Builders, Inc. 11575 SW Pacific Highway Tigard, OR 97223 Attention: Chad Eslinger (Fax 503-245-9908) RE: FOUNDATION INVESTIGATION BAYLOR COURT OFFICE BUILDING TIGARD, OREGON This report presents the results of a geotechnical foundation investigation conducted by GeoPacific Engineering, Inc. for the proposed Baylor Court office building located in the City of Tigard, Washington County, Oregon. The primary purpose of our investigation was to evaluate subsurface conditions at the site and provide geotechnical recommendations for foundation design and construction. GeoPacific's work was performed in accordance with our proposal No. P1321, dated April 24, 2001. Authorization to begin the proposed scope of work was given by Chad Eslinger via fax on May 3, 2001. BACKGROUND INFORMATION Project information Location: The site includes one parcel with a total size of 0.37 acres that borders SW 68th Parkway and Baylor Court in the City of Tigard, Washington County, Oregon (Figure 1). Owner/ Eslinger Builders, Inc. Developer: 1`1575 SW Pacific Highway, Tigard, Oregon 97223 Architect: Robert Evenson Associates 6249 SW Canyon Court, Portland, Oregon 97221 Civil AKS Engineering and Forestry Engineer: 13910 SW Galbreath Drive, Suite 100, Sherwood, Oregon 97140 Structural James G. Pierson, Inc. Engineer: 320 SW Stark, Suite 535, Portland, Oregon 97204 Jurisdictional Agency: City of Tigard, Oregon 17700 SW Upper Boones Ferry Road,Suite 100 Tel (503) 598-8445 Portland,Oregon 97224 Fax(503)598-8705 Page 1 GtJPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court SITE DESCRIPTION AND PROPOSED DEVELOPMENT The subject property is a 0.37 acre parcel situated on a gentle slope inclining to the west at about 16% grade. The elevation of the site ranges between 310 and 331 feet above mean sea level. Vegetation on the site consists of sparse trees and brush. The proposed development is a two-story, commercial building with an approximate footprint area of 2,700 ft2 (Figure 2). Building construction will incorporate wood framing, a slab-on-grade floor, isolated spread footings for columns, and continuous spread footings for load bearing walls. The eastern perimeter of the foundation will include a maximum 10-foot-high retaining wall. The project structural engineer indicates that interior column loads will be approximately 33 kips, and that wall loads will be about 1,200 lbs per lineal foot. Paved parking and driveways are planned on the western and northwestern margins of the site. We understand that the project will include excavation and limited placement of engineered fill to create a near level parking area. The grading plan shows a maximum fill thickness of about 4 feet. SITE GEOLOGY The subject site is underlain by the Quaternary Willamette Formation, a catastrophic flood deposit associated with repeated glacial outburst flooding of the Willamette Valley during the last 1.6 million years (Madin, 1990). The last of these outburst floods occurred about 10,000 years ago. In the Tualatin basin, these deposits consist of horizontally layered, micaceous, silt to coarse sand forming poorly-defined to distinct beds less than 3 feet thick. Regional studies estimate the thickness of Willamette Formation in the vicinity of the subject site to be less than 5 feet (Madin, 1990). Underlying the Willamette Formation is the Plio-Pleistocene age (1 to 2 million years old) Boring Lava (Madin, 1990). The Boring Lava consists mainly of basaltic lava flows, but locally contains tuff breccia, ash, tuff, cinders, and scoriaceous volcanic debris flows deposited on the flanks of volcanic cones. The lava flows are commonly light gray to nearly black, with lighter tones predominating, and are characterized by columnar jointing and flow structures. SUBSURFACE CONDITIONS On May 11, 2001, GeoPacific explored subsurface conditions on the site by excavating five test pits and conducting two portable dynamic cone penetrometer tests at the locations shown in Figure 2. The explorations were located in the field by pacing distances from apparent property corners and other site features. As such, the locations of explorations should be considered approximate. Field l exploration methodology is discussed in Appendix A, which also contains logs of the test pits. The observed conditions and soil properties are summarized below. Fill: A road embankment fill for SW 68th Parkway with an estimated thickness of 2 to 6 feet underlies the eastern edge of the site. In TP-1, 1 foot of fill was encountered at the SW corner of the proposed building. This fill consisted of loose rock fragments and silt with abundant organic material. Page 2 l.-uPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court Topsoil: The ground surface is directly underlain by a thick topsoil horizon consisting of dark brown, organic SILT (ML-OL) with abundant roots and other organic material. Our explorations indicate that the thickness of topsoil on this site ranges from 8 to 12 inches. Soil B-Horizon Grading to Willamette Formation: Underlying the topsoil is clayey SILT (ML) forming a clay-enriched soil B-horizon. In general, the clayey silt is stiff to very stiff. Pocket penetrometer measurements indicate an approximate unconfined compressive strength of 1.5 to 3.5 tons/ft2. In test pits, the thickness of this layer ranges from 1.3 to 2.3 feet. The soil B-horizon grades down to the parent material, the Willamette Formation, at some locations on the site. The Willamette Formation consists of a light brown, uniform, clayey SILT (ML). The SILT is generally very stiff to hard. Pocket penetrometer measurements indicate an unconfined compressive strength of 2.5 to 4.5 tons/ft2. In test pits, the thickness of the Willamette Formation ranges from 0 to 3.5 feet. Boring Lava: Underlying the Willamette Formation is basalt bedrock belonging to the Boring Lava geologic unit. Shallow basalt was encountered in test pits TP-1 through TP-4 at a depth of 2.5 to 6 feet (Figure 2). Practical refusal with an 8-ton trackhoe occurred on hard (R4) basalt at depths of 2.5 to 6.5 feet (see Table 1). Commonly, a 1- to 3-foot-thick zone of highly weathered and fractured, soft basalt with hard basalt boulders was encountered before reaching the depth of practical refusal. Soil Moisture and Groundwater On May 11, 2001, soil moisture conditions observed in test pits ranged from dry to moist. No significant groundwater was encountered in test pits to a maximum exploration depth of 6.5 feet. Common soil mottling and clay leaching indicates that shallow, seasonal perching of groundwater in the upper several feet of soil occurs during periods of prolonged rainfall. SEISMIC SETTING At least three major fault zones capable of generating damaging earthquakes are known to exist in the vicinity of the subject site. These include the Gales Creek-Newberg-Mt. Angel Structural Zone, the Portland Hills Fault Zone, and the Cascadia Subduction Zone. Gales Creek-Newberg-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW- trending faults that lies about 15 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al., 1996; Werner et al., 1992). A geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh, 1994). No seismicity has been recorded on the Gales Creek or Newberg Faults; however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault (the fault segment closest to the site) and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Page 3 L—JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW-trending faults that vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The fault zone extends along the eastern margin of the Portland Hills for a distance of 25 miles, and lies about 7 miles northeast of the subject site. Geomorphic lineaments suggestive of Pleistocene deformation have been identified within the fault zone, but none of the fault segments have been shown to cut Holocene (last 10,000 years) deposits (Balsillie and Benson, 1971: Cornforth and Geomatrix Consultants, 1992). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW-trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is judged to be potentially active (Geomatrix Consultants, 1995). Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4.5 cm per year (Goldfinger et al., 1996). Very little seismicity has occurred on the plate interface in historic time, and as a result, the seismic potential of the Cascadia Subduction Zone is a subject of scientific controversy. The lack of seismicity may be interpreted as a period of quiescent stress buildup between large magnitude earthquakes or as being characteristic of the long-term behavior of the subduction zone. A growing body of geologic evidence, however, strongly suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly 55 miles west Hof the subject site. SEISMIC GROUND FAILURE HAZARD A variety of slope and ground failures can occur in response to intense seismic shaking during large magnitude earthquakes. These failures are usually related to the phenomena of liquefaction, the process by which water-saturated sediment changes from a solid to a liquid state during seismic shaking. Since liquefied sediment may not support the overlying ground, or structures built thereon, a variety of failures may occur including lateral spreading, landslides, ground settlement, cracking, sand boils, oscillation lurching, etc. The conditions necessary for liquefaction to occur are: (1) the presence of poorly consolidated, cohesionless sediment, (2) saturation of the sediment by groundwater, and (3) an earthquake that produces intense seismic shaking (generally a Richter Magnitude greater than M5.0). In general, older, more consolidated sediment, clayey or gravelly sediment, and sediment above the water table will not liquefy (Youd and Noose, 1978). Page 4 La—JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court We consider the subject site to have a negligible susceptibility to liquefaction due to the presence of shallow hard basalt and the absence of shallow groundwater. CONCLUSIONS AND RECOMMENDATIONS Our investigation indicates that the proposed commercial development is geotechnically feasible provided that the following recommendations are incorporated in the design and construction phases of the project. Heavy equipment will be necessary to achieve the planned excavation depths into hard basalt. We anticipate that excavation depths of greater than 4 to 6 feet will require heavy ripping with rock buckets or bulldozer ripper teeth and/or use of pneumatic rock chipper attachments. Blasting may be necessary in the deeper portion of the planned excavation. Site Preparation All areas to be graded should first be cleared of debris, trees, stumps, vegetation, etc., and all debris from clearing should be removed from the site. Organic-rich topsoil and fill should then be stripped. We anticipate that an average stripping depth of 6 to 8;inches will be necessary to remove organic- rich topsoil. Deeper stripping, or tilling and root-picking, to depths of 1 to 2 feet will be necessary to remove tree roots. The final depth of stripping removal will be determined on the basis of a site inspection after the initial stripping has been performed. The majority of the stripped topsoil should be removed from the site; while the remaining topsoil should only be stockpiled in designated areas. Stripping operations should be observed and documented by the geotechnical engineer or his representative. Rough Grading The project will include excavation of a building pad and limited grading for construction of a near level parking area. All grading should be performed as engineered grading in accordance with Appendix Chapter 33 of the 1997 Uniform Building Code (UBC) with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Fill may consist of suitable on-site soils or imported material. Imported material must be approved by the geotechnical engineer prior to its arrival on site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in maximum dimension should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 90% of the maximum dry density determined by ASTM D1557 (Modified Proctor) or equivalent. Field density testing should conform to ASTM D2922 and D3017, or D1556. Engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is traditionally performed on an on-call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Page 5 GLJPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court Earthwork is usually performed in the summer months, generally mid-June to mid-October, when warm, dry weather facilitates proper moisture conditioning of soils. Earthwork performed during the wet-weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. Erosion Control Due to the presence of gentle slope gradients and adjacent development, we consider the potential for adverse erosion during construction to be moderate. The contractor should implement the project erosion control plan conscientiously. We recommend that cut and fill slopes be seeded or planted as soon as possible after construction, so that vegetation has time to establish itself before the onset of the next wet-weather season. Excavating Conditions and Temporary Excavations Subsurface test pit exploration indicates that shallow basalt underlies the site at depths of 2.5 to 6.5 feet (Figure 2). Practical refusal with a medium-sized trackhoe (8-tons) occurred on hard basalt (R4) at a depth of 4 to 6 feet (see Table 1). We anticipate that excavation depths of greater than 4 to 6 feet will require heavy ripping with rock buckets or bulldozer ripper teeth, and/or use of pneumatic rock chipper attachments, and possibly blasting. Table 1 - Rock Hardness Classification Chart 1 ODOT Field Criteria Unconfined Typical Equipment Needed For j Rock Hardness Rating Compressive Strength Excavation Extremely Soft (RO) Indented by thumbnail <100 psi Small hoe I Very Soft(R1) Scratched by thumbnail, 100 1,000 psi Small hoe crumbled by rock hammer Not scratched by Medium Hoe So,t(R2) thumbnail, indented by 1,000-4,000 psi (slow digging with small hoe) rock hammer Medium to large hoe (slow to very Scratched or fractured by slow digging),typically requires Medium Hard (R3) rock hammer 4,000 8,000 psi chipping with hydraulic hammer or ( — mass excavation) Hard R4 Scratched or fractured w/ 8 000-16,000 psi Slow chipping with hydraulic ( ) difficulty hammer and/or blasting Not scratched or fractured Very Hard (R5) after many blows, hammer i >16,000 psi Blasting rebounds ; I Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based I on safety requirements and actual soil and groundwater conditions. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath i Page 6 GJPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court Administration (OSHA) regulations (29 CFR Part 1926), or be shored. In May of 2001, the existing native soils classified as OSHA Type A and B Soils. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. Foundations The proposed building site is suitable for shallow foundations bearing on native soil and basalt bedrock. Foundation design, construction, and setback requirements should conform to Chapter 18 of the UBC and Oregon Structural Specialty Code (OSSC). The recommended allowable soil bearing pressure for footings on native soil is 2,500 Ibs/ft2. We estimate that a 4-foot-square footing supporting a 33 kip column load on native soil will experience an ultimate settlement of 0.75 inch. Similarly, the estimated ultimate settlement of a continuous, spread footing bearing on native soil and supporting a wall load of 1.2 kip per lineal foot is 0.5 inch. Settlement of footings on basalt will be negligible. Given the specified loads, foundation, and grade, we anticipate a maximum differential settlement of 0.5 inches over a distance of 25 feet. The recommended bearing pressure applies to the total load (dead + live loads), and may be increased by one-third for short-term loading produced by wind or seismic events. We recommend that continuous footings for load bearing walls have a minimum width of 18 inches. Actual footing widths, sizing, and reinforcement should be determined by the design Architect- or Engineer-of- Record. The coefficient of friction between native soil or engineered fill and poured-in-place concrete may be taken as 0.35 with no factor of safety added. The coefficient of friction between hard basalt and poured-in-place concrete may be taken as 0.5 with no factor of safety added. For protection against frost heave and maximization of bearing strength, we recommend that spread footings for two-story buildings be embedded at a minimum depth of 18 inches below exterior grade. All footing excavations should be trimmed neat, and all loose or softened soil should be removed from the excavation bottom prior to placing reinforcing bars. In order to verify subgrade strength, we recommend that GeoPacific perform a footing subgrade inspection prior to pouring concrete. Excavations near foundation footings should not extend within a 1 H:1 V plane projected downward from the bottom edge of footings. For wet-weather construction, we recommend that 4 inches of compacted, granular backfill be placed in the bottom of footing excavations immediately after excavation to protect the subgrade from water softening. Seismic Design Probabilistic assessments of the seismic shaking hazard in Oregon predict that in the next 50 years bedrock underlying the subject site has a 10% probability of experiencing a peak ground acceleration (PGA) of 0.20 g, a 5% probability of experiencing a PGA of 0.28 g, and a 2% probability of experiencing a PGA of 0.38 g (Geomatrix, 1995). Page 7 . G.JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court The project site lies within Seismic Zone 3, as defined in Chapter 16, Division IV of the 1997 Uniform Building Code (UBC). Seismic Zone 3 includes the western portion of Oregon, and represents an area of relatively high seismic risk. For comparison, much of California and southern Alaska are defined as Seismic Zone 4, which is an area of highest seismic risk. Consequently, moderate levels of earthquake shaking should be anticipated during the design life of the proposed improvements, and the structures should be designed to resist earthquake loading in accordance with the methodology described in the 1997 UBC and 1998 OSSC. Based on the subsurface conditions observed during our exploration program, UBC Soil Type SB may be assumed for the site. The corresponding seismic factors may be used in developing a normalized response spectrum for the assumed UBC Soil Type. In our opinion, the potential for liquefaction or liquefaction-related ground failure at the subject site is negligible, and no special mitigating measures are recommended against liquefaction. Concrete Slabs-On-Grade For slab floor design, the allowable modulus of subgrade reaction may be taken as 150 lbs/in2 per inch. Underslab base rock should consist of 3/4"-0 crushed aggregate containing no more than 5% non-plastic fines passing the No. 200 (0.75 mm) sieve. For dry-weather construction, the minimum recommended base rock section for capillary break is 8 inches. The total thickness of crushed aggregate will be dependent on the subgrade conditions at the time of construction, and should be verified visually by proof-rolling. Underslab aggregate should be compacted to at least 95% of its maximum dry density as determined by ASTM D1557 or equivalent. For the post-construction state, the site does not appear to have high soil moisture conditions relative to the Willamette Valley region; however, the project designer or owner may want to consider the following additional measures (listed in order of decreasing effectiveness) to further reduce the potential for damp floors and damage to moisture-sensitive flooring. (1) Maintain a slab water cement ratio of 0.42 or less utilizing mid-range plasticizers. (2) Thickening of the rock subgrade to a minimum of 12 inches and utilize clean rock with no more than 2% fines. (3) Sloping the subgrade soil away from the center of the slab at an approximate gradient of 1%. (4) Application of a moisture intrusion barrier on the slab (Preseal, Creteseal or approved) to the surface of the concrete while curing. (5) Placement of vapor barrier sheeting beneath the slab. Moisture barrier products should be installed in accordance with manufacturer recommendations. The building should be complete and the HVAC system operating for a period of time during wet- weather before moisture-sensitive flooring is applied. This time period should be long enough to allow the vapor gradient within and below the building to stabilize and obtain acceptable slab moistures. Page 8 C._../PACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court Retaining Walls The average allowable bearing pressure for retaining walls may be taken as 2,500 lbs/ft2 with a maximum allowable toe pressure of 3,000 Ibs/ft2. The coefficient of friction between native soil or engineered granular fill and poured-in-place concrete may be taken as 0.35 with no factor-of-safety added. The coefficient of friction between basalt and poured-in-place concrete may be taken as 0.5. Recommended lateral soil pressures for design of permanent retaining structures with adequate drainage can be calculated using the equivalent fluid unit weights provided in Table 2. The effect of surcharges or live loads on lateral pressures has not been included. Adequate drainage is such that no hydrostatic pressures are realized behind the walls. The unit weights in Table 2 are for backfill consisting of free-draining granular material (crushed aggregate or sand); on-site soils are not recommended for retaining wall backfill. Wall backfill should be compacted to at least 90% of the maximum dry density determined by ASTM D1557 or equivalent. Table 2 - Recommended Equivalent Fluid Unit Weights for Calculating Lateral Earth Pressures Unrestrained Wall Restrained Wall Type Level Profile 2H:1V Upslope Level Profile 2H:1V Upslope Active Pressure (Ibs/ft2/ft) 32 45 - - At-Rest Pressure 45 60 (Ibs/ft2/ft) Passive Pressure* 1 280 280 250 250 (lbs/ft2/ft) * Passive pressure values are allowable and include a factor of safety of 1.5. For passive pressure calculations, the upper 6 inches of embedment should be ignored. Subdrains should be installed behind all retaining walls to retard the build-up of adverse hydrostatic pressure. Subdrains should consist of a minimum 3-inch diameter ADS Highway Grade (or equivalent), perforated, plastic pipe enveloped in a minimum of 3 ft3 per lineal foot of 2"- '/2", open, graded, gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one-half percent fall should be maintained throughout the drain and non-perforated pipe outlet. For concrete retaining wails, waterproofing and a geocomposite wall drain such as Contech C-DRAIN 11K, or equivalent are recommended to minimize the potential for interior moisture problems. Footing Drains A perimeter footing drain is recommended around the building foundation. Perimeter drains should consist of a minimum 3-inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 1 ft3 per lineal foot of 2"- 1/2", open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one-half percent fall should be maintained throughout the drain and non-perforated pipe outlet. Footing drains may be eliminated when redundant to wall subdrains. Page 9 GL JPACIFIC ENGINEERING, INC. • Project No. 01-7282 Baylor Court Utility Trenches PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. We recommend that structural trench backfill be compacted to at least 90% of the maximum dry density obtained by Modified Proctor ASTM D1557 or equivalent. Initial backfill lift thicknesses for a 3/4"-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thicknesses should not exceed 1 foot. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration-induced damage. Pavement Design Portable Dynamic Cone Penetrometer (PDCP) test results were used to approximate the California Bearing Ratio (CBR) of in-situ, on-site soils. PDCP field tests indicate a CBR for near surface soil generally ranging between 4 and 10 (Appendix A). For design purposes, we used a CBR of 5 for in- situ, native soil. Empirical correlations between CBR and resilient modulus (Mr) indicate that the native soil has an approximate resilient modulus of 7,500 lbs/in3 (CBR=5). Table 3 presents our recommended minimum pavement section for dry-weather construction. This design was formulated using the Crushed Base Equivalent method, a traffic index of 4.0, and is in general accordance with flexible pavement design methods prescribed by AASHTO for light-duty pavement with a design life of 20 years. Generally, one subgrade, one base course, and one asphalt compaction test is performed for every 100 to 200 linear feet of paving. Table 3 - Recommended Minimum Dry-Weather Pavement Section Auto Parking Material Layer Driveways (in.) Areas (in.) Compaction Standard 91% of Rice Density AASHTO T- Asphaltic Concrete (AC) 3 2.5 209 Crushed Aggregate Base 3/4"_ 2 95% of Modified Proctor 0 (leveling course) AASHTO T-180 Crushed Aggregate Base 6 6 95% of Modified Proctor 11/22-0 AASHTO T-180 Areas of yielding, native soil subgrade should be tilled to a minimum depth of 12 inches, aerated, and recompacted in-place to at least 90% of the maximum dry density obtained by ASTM D1557 or equivalent. GeoPacific recommends that subgrade strength be verified visually by proof-rolling directly on soil subgrade with a loaded dump truck during dry weather and on top of base course in wet weather. Soft areas that rut, pump, or weave by more than '/4 inch should be stabilized prior to paving. Page 10 (a—.JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court If pavement areas are to be constructed during wet weather, GeoPacific should review the subgrade and proposed construction methods immediately prior to the placement of base course so that specific recommendations can be provided. Wet-weather pavement construction is likely to require soil amendment, or woven geotextile fabric and an additional 6 inches of crushed aggregate base. UNCERTAINTY AND LIMITATIONS We have prepared this report for the developer and designers, for use on this project only. The report should be provided in its entirety to prospective contractors for bidding and estimating purposes; however, the conclusions and interpretations presented in this report should not be construed as a warranty of the subsurface conditions. Experience has shown that soil and groundwater conditions can vary significantly over small distances. Inconsistent conditions can occur between explorations that may not be detected by a geotechnical study. If, during future site operations, subsurface conditions are encountered which vary appreciably from those described herein, GeoPacific should be notified for review of the recommendations of this report, and revision of such if necessary. We recommend that GeoPacific be retained to review the plans and specifications and verify that our recommendations have been interpreted and implemented as intended. Sufficient geotechnical monitoring, testing and consultation should be provided during construction to confirm that the conditions encountered are consistent with those indicated by explorations. The checklist attached to this report (Appendix B) outlines recommended geotechnical observations and testing for the project. Recommendations for design changes will be provided should conditions revealed during construction differ from those anticipated, and to verify that the geotechnical aspects of construction comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, GeoPacific attempted to execute these services in accordance with generally accepted professional principles and practices in the fields of geotechnical engineering and engineering geology at the time the report was prepared. No warranty, express or implied, is made. The scope of our work did not include environmental assessments or evaluations regarding the presence or absence of wetlands or hazardous or toxic substances in the soil, surface water, or groundwater at this site. Page 11 I GcoPACIFIC ENGINEERING, INC. 1 ' Project No. 01-7282 Baylor Court l Sincerely, GEOPACIFIC ENGINEERING, INC. e,. T. ,Z.41. 6 NFER ssio „..41111111kN r;y, 14743 „ E1766 �LF� rig ,' ✓OREGON / RING aE 4*. Z3 `990 4'�fS D. Ileaa\v �/-/- x'36 -c�I Paul A. Crenna, C.E.G. James D. Imbrie, P.E., C.E.G. Principal Engineering Geologist Principal Geotechnical Engineer Attachments: Figure 1 — Location Map Figure 2 — Site Plan and Explorations Appendix A— Field Explorations, Sampling and Laboratory Testing i Appendix B — Checklist of Recommended Geotechnical Observation and Testing I i l , I 1 1 Page 12 G,_JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court REFERENCES CITED Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901-1919. Balsillie, J.J. and Benson, G.T., 1971, Evidence for the Portland Hills fault: The Ore Bin, Oregon Dept. of Geology and Mineral Industries, v. 33, p. 109-118. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Cornforth and Geomatrix Consultants, 1992, Seismic hazard evaluation, Bull Run dam sites near Sandy, Oregon: unpublished report to City of Portland Bureau of Water Works. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995, Goldfinger, C., KuIm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike- slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99-144. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic- reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. Youd, T.L., and Hoose, S.N., 1978, Historic ground failures in northern California triggered by earthquakes: U. S. Geological Survey Professional Paper 993, 177p. Page 13 1 _ GEOPACD-IC ENGINEERING,INC. . 17700 SW Upper Boones Ferry Road, Suite 100 VICINITY MAP ) 1 Portland, Oregon 97224 Tel: (503)598-8445 Fax: (503)598-8705 ,- s c.L,..., - :1, ••,,A1,,•:;-7. .:1:7 .):. , „ , .•----4 )-- ,.- NORTH i kf ...,_N----.. -4.17. 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II: . it li. 111 et,- ,.., , I A._.- sw.,4,z.k.-44-..• .--r..RD. j.•' 1 s --7 •i L:i.... --,..13,..,4441% • .....141,.. t • • . -.4 ' " ''.' ' "` '".W ' ' ------ -4." ' 1, • .1 —b -- 00,TIGARD i ,..1. . • ‘,1 . „ •).,..,., . ..:,-F-:ii:•.-.--.. : • . . • . • le, •'■ . . _ ( Legend Approximate Scale 1 in =2,000 ft Date: 05/15/01 Drawn by: EJO Base map: U.S.G.S. 7.5 minute Topographic Map Series, Beaverton,OR and Oregon City, OR Quadrangles, 1961 (photorevised 1984) Project: Baylor Court Project No. 01-7282 FIGURE 1 Tigard, Oregon , , GEOPACIFIC ENGINEERING, INC. • 17700 SW Upper Boones Ferry Road, Suite 100 SITE AND Portland, Oregon 97224 EXPLORATION PLAN Tel: (503)598-8445 Fax: (503) 598-8705 -"" ► ' NORTH I, i f A , Depth to basalt=2.5 to 3 ft V j TP-4 vs ,, . .1.... __________ 1 1 4a, , , ___. ■• , 1 , , ,, Fp .; .1. , , . ,i :.it 04.1r '1 ' 4'4 . I PD P-1 1 00 400 ' ' ' ■ ,i -v- eft,, i 1 . .. 00 I I ? oh. r ,� 1.1''• ` I dill ,` V I#10.1.: ,., . • s ,, �___ Depth to basalt = 3 to 4.5 ft: - �/ r y wT r Ai r Depth to basalt= 5 to 6 ft \ r ' rill 1 — { ... • i TP-3 , I 1 1' °--' l I ' f 30.00' i , U Depth to basalt = >4 ft r i , ,. - ! ,�! ,V> ' ,.:y „ — 1 1 �•�, 1 ., { ,t,Depth to basalt=6 to 6.5 ft �____�y_ ,a TP-5 r t \ is :, IPDCP 2, r Nil"� i -• 'rF! it' 'N Q •t I lir. ilii, ':*' ' . 1,?..t. . ., .,, ,,..,, ,. , , r ''' ar,, * ' ' \ ....,1 i•,)<::, .•••.,41•4 . a& .147Pat' , '' — i /W .,, 1),1.41,40,110"141110P': . ■ ..m...... #110* — — — '' .4.* ' ' , ' 1 ,:./,.,,, -.. :,... - ! n, ,, - , , _ , ' Legend 0 20 ft {S1 Test Pit Designation - Dynamic Cone Penetrometer I--1 Date: 5/11/01 TP-1 and Approximate Location pDCP-1 Designation and Approximate Location SCALE 1"=20' Drawn by:EJO Project: Baylor Court I Job No. 01-7282 FIGURE 2 Tigard, Oregon GruPACIFIC EF(19UNGINEERING, INC. Project No. 01-7282 Baylor Court APPENDIX A FIELD EXPLORATIONS, SAMPLING, AND LABORATORY TESTING On May 11 , 2001, five exploratory test pits were excavated on the subject property to depths of 3 to 6.5 feet at the approximate locations shown in Figure 2. A GeoPacific Engineering Geologist evaluated and logged the borings with regard to soil type, moisture content, relative strength, groundwater content, etc. and collected representative samples for laboratory analysis. Logs of the test pits are presented in this Appendix. The test pits were excavated with an 8-ton Mitsubishi MS070 trackhoe operated by Dan Fischer Excavating, Inc. of Banks, Oregon using a 28-inch bucket. All excavations were backfilled immediately after completion of logging and sampling. Minimal compactive effort was applied to test pit backfill. Classification, Moisture Content, and Unit Weights Soil samples were evaluated, described, and classified in accordance with ASTM D2488 Visual- Manual Procedure, the Unified Soil Classification System, and the Oregon Department of Transportation Soil and Rock Classification Manual. All natural moisture samples were collected in plastic bags, and tested in accordance with the methods outlined in ASTM D2216. Moisture content is expressed as a percentage of the mass of water lost during oven drying to the dry weight of soil. Portable Dynamic Cone Penetrometer Tests Field tests were conducted with a Portable Dynamic Cone Penetrometer (PDPC) to determine the strength parameters of the native soil for support of pavement. The tests were performed at the approximate locations shown on Figure 2. Table Al - PDCP-1 Field Test and Correlated CBR F Height (mm) Penetration (mm) No. of Blows mm per blow Correlated CBR 1030 seating 795 235 3 78 2 645 150 3 50 4 505 140 3 47 4 405 100 3 I 33 6 320 85 3 28 7 230 90 3 30 7 *Test started at 18 inches below existing grade Page 14 Ca JPACIFIC ENGINEERING, INC. 1 • Project No. 01-7282 Baylor Court Table A2 - PDCP-2 Field Test and Correlated CBR Depth Driven (mm) Penetration (mm) No. of Blows mm per blow Correlated CBR 1020 seating 903 127 , 3 42 4 840 63 3 21 10 755 85 3 28 7 660 95 3 32 6 585 75 3 25 8 } 547 38 3 13 18 517 30 3 10 22 488 29 3 10 22 460 28 3 9 25 425 35 3 12 18 352 73 6 12 18 261 91 6 15 14 211 50 3 17 13 } *Test started at 12 inches below existing grade i Page 15 GEOPACIFIC ENGINEERING, INC. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598-8445 Fax: (503)598-8705 Project: Baylor Court Project No. 01-7282 Test Pit No. TP-1 Tigard, Oregon o T w v� > L o 0 V7 N o N (9 a o Material Description D a. �. E � o � � Description 0 U m Organic, clayey SILT (ML-OL)with rock fragments, dark brown, abundant roots, moist (Fill) 1 2.0 Very stiff, clayey SILT (ML), light brown to brown, roots, damp (Soil B-Horizon) 2 - 2.0 3 - 2.5 4 4.0 Very stiff to hard, clayey SILT (ML), light brown, uniform, micaceous, damp (Willamette Formation) 5 - Dry below 5 feet 6 Medium hard (R3) BASALT, gray, no vesicles (Boring Lava) 7 Practical refusal at 6 to 6.5 feet on hard (R4) basalt 8 Note: No significant seepage or groundwater encountered. 9 10 11 12 13 14 15 16 17 LEGEND • Date Excavated: 5/11/01 r 100 B�Gal Jô Logged By: PAC 1.000 9 — Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment GEOPACIFR.. ENGINEERING, INC. 1 17700 SW Upper Boones Ferry Road, Suite 100 Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Baylor Court Tigard, Oregon Project No. 01-7282 Test Pit No. TP-2 d N �n - N� o y" N a O - c a 'O E 'N t0 a 2 E zv 2 0 3 Material Description 4. to ° U m Organic, clayey SILT (ML-OL), dark brown, abundant roots, moist (Topsoil) 1 - 1.5 Stiff, clayey SILT (ML)with some rock fragments, light brown to brown, some 2-- 3.5 roots, damp (Soil B-Horizon) 1 3 Soft (R2)to medium hard (R3) BASALT, fractured and weathered 4 with clayey silt seams (Weathered Boring Lava) 5 Practical refusal at 3 to 4.5 feet on hard (R4) basalt 6 Note: No significant seepage or groundwater encountered. 7 8 9 11 12- J 13- i 14- 15- 16 17 LEGEND Date Excavated: 5/11/01 100 Bucket Logged By: PAC 1,000 g a Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment GEOPACIFiC ENGINEERING, INC. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598-8445 Fax: (503) 598-8705 Project: Baylor Court Project No. 01-7282 Test Pit No. TP-3 Tigard, Oregon c v N ti >, N .°2 o O L V O N � N� N C � tT a 2 2 a t >. Material Description 22 E i? a t9 d U) U m Organic, clayey SILT (ML-OL), dark brown, abundant roots, moist (Topsoil) 1 1.0 2 2.0 Stiff, clayey SILT (ML), light brown to brown, some roots, damp (Soil B-Horizon) 3 2.5 Very stiff, clayey SILT (ML), light brown, uniform, damp (Willamette Formation) 4 - 5-- Soft (R2)to medium hard (R3) BASALT, fractured and weathered, with clayey silt seams (Weathered Boring Lava) 6 - Practical refusal at 5 to 6 feet on hard (R4) basalt 7 Note: No significant seepage or groundwater encountered. 8- 9 10-- 11 - 12 13- 14 15 16 17 LEGEND /fir\ Date Excavated: 5/11/01 i su�ket � Logged By: PAC 1,000 g — _ Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment GEOPACItit,:ENGINEERING, INC. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503)598-8445 Fax: (503)598-8705 Project: Baylor Court Project No. 01-7282 Test Pit No. TP-4 Tigard, Oregon O � N. 8 1 Material Description g G v 0 o ° V at Organic, clayey SILT (ML-OL)with some basalt boulders, dark brown, abundant roots, moist(Topsoil) 1 - 0.5 Stiff, clayey SILT (ML)with some basalt boulders, light brown to brown, some 2-- 1.5 roots, damp (Soil B-Horizon) Soft (R2) BASALT, fractured and weathered, with clayey silt seams 3 -- (Weathered Boring Lava) Test pit terminated at 3 feet 4-- ` Note: No seeps or groundwater encountered. 5- 6-- 7 8 - i 9--- 10 - 11-- 12 - 13 - 14 15 16 17 LEGEND Date Excavated: 5/11/01 100 5 Gel. Logged By: PAC 1.000 Bucke • ,.000 g Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment GEOPACI.._ENGINEERING, INC. 17700 SW Upper Boones Ferry Road, Suite 100 Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Baylor Court Project No. 01-7282 Test Pit No. TP-5 Tigard, Oregon ca a o c c Yj O N @ a Of 0 a o � = P Material Description � d t'n V m Moderately organic, clayey SILT(ML-OL), brown, abundant roots, dry(Topsoil) 1 - 4.0 Very stiff, clayey SILT(ML),light brown to brown, some roots, dry 2 4.0 (Soil B-Horizon) 3-- 4.5 Hard, clayey SILT(ML), mottled light brown, gray, and orange, micaceous, dry 4__ 4.5 (Willamette Formation) I — Test Pit Terminated at 4 feet 5- 6— Note: No seeps or groundwater encountered. 7— 8- f 9— 10— 11- 12- 13— 14= 15 16- 1 17 -- LEGEND Date Excavated: 5/11/01 100 to ,.00 o• — ® Logged By: PAC oo Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment (a_.JPACIFIC ENGINEERING, INC. Project No. 01-7282 Baylor Court APPENDIX B CHECKLIST OF RECOMMENDED GEOTECHNICAL OBSERVATION AND TESTING i - Item Procedure Timing By Whom Done No. 1 Preconstruction meeting Prior to beginning Contractor, Developer, site work Civil and Geotechnical Engineers 2 Stripping, aeration, and root-picking operations During stripping Soil Technician 3 Compaction testing of During filling, tested engineered fill every 2 vertical feet Soil Technician (90% of Modified) or 500 cy 4 Compaction testing of During backfilling, trench backfill (90% of tested every 4 Soil Technician Modified) vertical feet for every 200 lineal feet 5 Footing excavation Prior to forming and Engineer or Geologist inspections rebar placement 6 Proof-roll of pavement Prior to base course subgrade (dry weather) Engineer or Geologist 7 Base course compaction Prior to paving, F (95% of Modified) tested every 200 Soil Technician lineal feet 8 AC Compaction During paving, tested (91% (bottom lift) /92% every 200 lineal feet Soil Technician (top lift) of Rice) 9 Final Geotechnical Engineer's report Completion of project Geotechnical Engineer Page 16 3 . o Ire - App l Ceviferevice /voles and Clexeck1;511 CITY OF TIGARD PRE-APPLICATION CITY OF TIGARD,OREGON Community CONFERENCE NOTES sha Devel ping A Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL RTAP MG DE ///Zy/mI 3F : �//e R APPLICANT: �s/�,,.qzs^ ,b'uc� s �� _ AGENT: dfi.(c)( Phone: (5o3) 6 ��— 93—'5` Phone: ( g/99 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: .� g3D S cJ 4 f/ St/. TAX MAP(S)/LOT#(S): /s/$ Z7 ) NECESSARY APPLICATIONS: (s p fZ) S, lie PROPOSAL DESCRIPTION: lo�o�,�� S°�c17 sly iiS COMPREHENSIVE PLAN MAP DESIGNATION: /6(-6 - (),Se ZONING MAP DESIGNATION: Af I>r CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: t � ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18._ l MINIMUM LOT SIZE: -a- sq. ft. Average Min. lot width: 5d ft. Max. building height: .15r---ft. Setbacks: Front 0 ft. Side o/zo ft. Rear m��ft. Corner -_- ft. from street. MAXIMUM SITE COVERAGE: 6.5 % Minimum landscaped or natural vegetation area: /S %. LI NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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 10 Residential Application/Planning Division Section MALCOLM ESIINGER President 11575 SW Pacific Hwy. PMB 160 Tigard, OR 97223 ESLI N G E R (503) 620-9515 FAX (503) 620-9475 BUILDER S,INC.CCBN62363 ENGINEERING • PLANNING • SURVEYING • FORESTRY ALEX H.HURLEY EIT.,L.SLT ENC/NEER/NC & FORESTRY] 13910 SW Galbreath Drive,Suite100 Sherwood,OR 97140 PHONE:(503)925-8799 FAX(503)925-8969 E-MAIL:alex @aks-eng.com S~ 1 I .� NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18290.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. SA ACCESS [Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: 3'0 Maximum access width: Minimum pavement width: Z-y i [a WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [ 1 RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.115)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of t_ie develepable by the minimum number of square feet required per dwelling unit as specified by the applicable zonin -designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: • Land within the 100-year floodpI$in; ➢ Slopes exceeding 25%; Drainageways; and ➢ Wetlands for the R-1, R-2, -3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft.f15%)forpublic right-of-way NET: 34,848 square feet NET: 37,026 square feet - 3,050 (minimum lot area) - 3,050 (minimum lot area) = 11.4 Units Per Acre — 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. k Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential Application/Planning Division Section cam--SPECIAL SETBACKS (Refer to Code Section 18.7301 D STREETS: 3 e feet from the centerline of Af/ �� D FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. Y ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. D MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.' ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. 0 u 4 feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: Pi, LANDSCAPING (Refer to Code Chapters 18.745,18.165 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Residential Application/Planning Division Section cgl PARKING (Refer to Code Chapters 18.165 a 18.1051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) off-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. • Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. 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. ➢ 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. a BICYCLE RACKS (Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.1151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ZCLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Residential Applicaton/Planning Division Section • TABLE 3.1 VEGETATED CORRIDOR WIDI HS SOURCE: CWA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDES • Streams with intermittent flow draining: <25% • 10 to <50 acres 15 feet 11 >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% 1 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet + Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. 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 USA 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 CWA 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. {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. !J( TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Application/Planning Division Section • 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 18.790.06013 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 damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. RI CLEAR VISION AREA [Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Application/Planning Division Section I WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.197.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). D Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. D The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. D ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [ I RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.797.100) The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: D. Native plant species currently cover less than 80% of the on-site riparian corridor area; - The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential Application/Planning Division Section That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. 1 1 FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.] A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. 1 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE.AVERAGE WIDTH, unless the parcel is less than 1Y2 times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.0901 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. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design 18.765 (Off-Street Partcing/Loading Standards) Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional 18.775(Sensitive Lands Review) Center) 18.350(Planned Development) X 18.705(Access/Egress/Circulation) 18.780(signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(VarianceslAdjustrnents) 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) > 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) ° 18.725(Environmental Performance 18.797 (Water Resources (WR) Overlay Standards) District) x 18.390(Decision Making 18.730(Exceptions To Development 18.798(Wireless Communication Facilities) Procedures/Impact Study) Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810 (Street & Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750 (Manufactured/Mobil Home u Regulations) 18.520(Commercial Zoning Districts) 1C 18.755 (Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: �.-4, A / "Sc_rr-e2u-- • 3 - /-c i//1° _ i _ -- .- • PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8/2 x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 9 of 10 Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard /-/- Q� 'c ° . A basic flow chart which illustrates the review process is avai le 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. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staffrelative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: l c-0 �it. o CITY CFT I D P NNING DIV -�� - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL:(staffs first name]@ci.tigard.or.US TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: ci.tigard.or.us CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Applicabon/Planning Division Section •• CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person na med below at the City of Tigard Planning Division, (503) 639-4171. Staff: , � ` c;At.' �� — Date: i-//:2 l 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: • Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed • Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). • Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes • Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): N Vicinity Map Preliminary Grading/Erosion Control Plan AI_ Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan lit Site Development Plan ❑ Architectural Drawings Landscape Plan ❑ Sign Drawings Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES / Z COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 I 4. 'SPECIAL STUDIES ANL, REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6" caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat hidp The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6" or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 { Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ i:\;curpl n\masters\revised\checkli st.doc 18-Sep-01 City of Tigard Land Use Application Checklist Page 5 of 5 . r , PRE-APPLICATION CONFERENCE NOTES 4011K ENGINEERING SECTION <( City oofTgard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Mapisl: 1S136110 Tax lobs): 900 Use Type: Office Building The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 68th Parkway to 35 feet from centerline (per Triangle standards) X SW Atlanta Street to 35 feet from centerline (per Triangle standards) SW to feet SW to feet Street improvements: E 1/2 street improvements will be necessary along SW 68th Parkway, to include: 7 22 feet of pavement from centerline to curb (center could be planted median per Triangle standards) ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip. ® street trees in planter strip, spaced per TDC standards. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section [X street signs, traffi )ntrol devices, streetlights and a tw 3ar streetlight fee. I Other: Half street improvements will be necessary along SW Atlanta Street, to include: X 22 feet of pavement from centerline to curb (center could be planted median per Triangle standards). ® concrete curb • storm sewers and other underground utilities • 6-foot concrete sidewalk with planter strip. • street trees in planter strip, spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: I I street improvements will be necessary along SW , to include: n feet of pavement concrete curb I storm sewers and other underground utilities 1 -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities 1 I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I concrete curb CITY OF TIGARO Pre-Application Conference Notes Page 2 of 6 Engineering Department Section _ storm sewers an ier underground utilities • -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 68th Parkway and SW Atlanta Street (requirement only applies to the street from where utility service is obtained for the development). Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW 68th Parkway. Asbuilts were not available for this line, so it is unknown as to whether or not the upstream manhole is deep enough to serve this site. It appears the existing home may be hooked to sewer. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the new building to public sewer (if the line is deep enough). Water Supply: The Tualatin Valley Water District (TVWD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. There is an existing street drainage system in SW 68th Parkway that directs flows to the intersection at SW Baylor Street. Then the water is directed westerly in Baylor Street and discharged into open ditch on the north side of the street, just west of the Baylor Court office project. Onsite detention will be required if the net increase in impervious area exceeds 5,000 sf. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. Payment of the fee in-lieu. Fee in-lieu may be possible if the net increase in impervious area is less than 1,000 square feet. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. A traffic impact report is required. Look at the immediate intersection, as well as trip contributions to 68th/Dartmouth and 72nd/Dartmouth. CITY OFTIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: spar � Zko t NGINEERING DE RTMENT STAFF Phone: [5031639-4171 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION V 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: ESL/'t/6 Address: //SW.SG✓ M.//W/ Phone: 420— p.S ,S Case No.: Pitt Z,06( r'M/3 /60 City: 776/4/C.O., O 4 Zip: 97223 Receipt No.: (a Application Accepted By: .fit Contact Person: 1YAL.Co€,1 ,6S -//✓GaPhone: ‘2-0— 4-Lex /1lifcF%(41(5 EiW'iN CE-64/0 925-,9799 Date: /(/1>�0 Property Owner/Deed Holder(s): Q BRA��?? DATE OF PRE-APP.: it D V/ ��T TIME OF PRE-APP.: Address: 6830 SW /fi//4/p�/S S/ , Phone: PRE APP. HELD WITH: City: /l(1 1,d 0/� Zip: Rev.12/6/2000 is\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): SG✓ LO/X/V6( //v/fi'/PS G%/ON 0 - SG✓4774 WZf ST/2FF% REQUIRED SUBMITTAL ELEMENTS S4✓ 68' 6837 ote j (Note: applications will not be accepted T� f�� without the required submittal elements) Tax Map &Tax Lot#(s): 15/36%040090o Pre-Application Conf. Request Form Site Size: D, 3f-- /texts 2 COPIES EACH OF THE FOLLOWING: Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a 0' 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 driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. one (1) hour long and are typically held between the hours of V Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. ❑ If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE / Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ❑ Filing Fee$240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Pre-Apps (CD Meetings) November2001 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, November 29, 2001 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App Verizon Wireiss (Shanin Prusia) 11355 SW Tigard St./Monopole 10:30 11:00 Pre-app Malcolm Eslinger 503-620-9515 6830 SW Haines Commercial Office Bld 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 1:11 PM Tuesday, November 27, 2001 IIIZZ �6I ENGINEERING PLANNING SURVEYING FORESTRY 13910 S.W.Galbreath Dr.,Suite 100 TELEPHONE(503)925-8799 Sherwood,OR 9714. 0 FAX(503)925-8969 ENGINEERING&FORESTRY f E-MAIL:aks@aks-eng.com November 14, 2001 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 4 RE: PRE-APPLICATION SITE PLAN DESCRIPTION for BAYLOR COURT ADDITION Staff: Eslinger Builders,Inc. is requesting a pre-application conference to discuss the proposed site plan located on tax lot 900, T1S, R1W, Section 36. The proposal is for an approximately 5900 square foot two story commercial office building located on a 0.34 acre parcel of land. The land is zoned M.U.E. and is located within the"Tigard Triangle." Specific issues that we would like to have addressed include: • Possible required right-of-way dedications. — 50tie. • ►.tcS • Required public street improvements. — Std PASS • Is there a problem with the fill (existing slope stability)along SW 68th Avenue? There are cracks in the pavement along the street east of the site that have been painted up by City personal. -- c.�.st�c-'r \(ai 14-w (9 W1-1111 c4. • It is difficult to figure out how the storm water flows in Atlanta Street. Available as-built information for the surrounding streets would be helpful. — * sr '' 'Ae*• • Are there any issues regarding the location of the site's access? tst. • This site plan proposes connecting with the site plan currently under construction (Baylor Court) to the south. • This site plan is adjacent to the recently approved"Baylor Court." Is a new traffic study and geotechnical study required? p4 This site plan is located directly to the recently approved"Baylor Court"site plan and will be similar to it in all aspects of design. The notice of decision for"Baylor Court"was worked on by Mathew Scheidegger. We would like to request that Mr. Scheidegger be assigned to this project as he is already familiar with the site and we believe it will allow for a more efficient process. We look forward to working with you on this project. Sincerely, AKS Engineering & Forestry, LLC. Alexander H. Hurley E.I.T., L.S.I.T. ENGINEERING PLANNING SURVEYING FORESTRY 13910 S.W. Galbreath Dr.,Suite 100 MI TELEPHONE(503)925-8799 Sherwood,OR 97140 FAX(503)925-8969 ENGINEERING&FORESTRY E-MAIL:aks @aks-eng.com November 14, 2001 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: PRE-APPLICATION SITE PLAN DESCRIPTION for BAYLOR COURT ADDITION Staff: Eslinger Builders, Inc. is requesting a pre-application conference to discuss the proposed site plan located on tax lot 900, T1S,R1W, Section 36. The proposal is for an approximately 5900 square foot two story commercial office building located on a 0.34 acre parcel of land. The land is zoned M.U.E. and is located within the"Tigard Triangle." Specific issues that we would like to have addressed include: • Possible required right-of-way dedications. • Required public street improvements. • Is there a problem with the fill (existing slope stability) along SW 68th Avenue? There are cracks in the pavement along the street east of the site that have been painted up by City personal. • It is difficult to figure out how the storm water flows in Atlanta Street. Available as-built information for the surrounding streets would be helpful. • Are there any issues regarding the location of the site's access? • This site plan proposes connecting with the site plan currently under construction(Baylor Court)to the south. • This site plan is adjacent to the recently approved"Baylor Court." Is a new traffic study and geotechnical study required? This site plan is located directly to the recently approved"Baylor Court" site plan and will be similar to it in all aspects of design. The notice of decision for"Baylor Court"was worked on by Mathew Scheidegger. We would like to request that Mr. Scheidegger be assigned to this project as he is already familiar with the site and we believe it will allow for a more efficient process. We look forward to working with you on this project. Sincerely, AKS Engineering & Forestry, LLC. Alexander H. Hurley E.I.T., L.S.I.T. • + Hill Fidelity National Title Company of Oregon N en goo Map # 1S136DD eagleggNiiiiigk, W E s The sketch below is made solely for the purpose of assisting in locating said premises and the Company assumes no liability for variations,if any,in dimensions and location ascertained by actual survey. I'. SOUTH LINE •' (� 51/ttl (CS 19,408) .2 / / / \ HIATUS l / N I S,'11"E 10-2304e 1.2. 1p-12 S,f SSA/ I S$ 5.)' w In AT) �-•13.801 I 60• a a N TAh, rs`9,b /2,.,, / ST 125' a 100' 100' i / kM 1A90 e I ., 1600 2 I500 b w n 1000 900 I- 700 too' ..5/AC. 3 .3SAC " .ZZAC. .34.4C. 10-nuT .294C. :, 3a ti 302 �/ r - (C.s. 7,716) 23 b Z a 3 22 y ; 801 "' ! 4 22 ;, F 86. 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A_ • DATE: Dec 4,2001 PLANS CHECK NO PROJECT TITLE. Baylor Court Addition COUNTYWIDE TRAFFIC IMPACT FEE WORKSHEET APPLICANT: Eslinger Builders Inc. (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: . CITY/ZIP/PHONE. TAX MAP NO.: 1 S136DD00900 SITES NO.ADDRESS: 6830 SW Atlanta LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 226.00 BUSINESS AND COMMERCIAL $ 57.00 X OFFICE $207.00 INDUSTRIAL $217.00 Estimate based on current data INSTITUTIONAL $ 94.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG WEEKEND AVG.TRIP RATE 710 A General Office TRIP RATE 16.31 BASIS: Applicant proposes construction of 5,900 Sq. Ft. 2 story office building CALCULATIONS: TIF = ((Avg.Trips X T.G.S.F. ) — Credit ) X Rate / Trip $17,849 = (( 16.31 X 5.9) - 10 ) X $207 Transit AMT = ((Avg.Trips X T.G.S.F.) — Credit ) X $17 $1,479 = (( 16.31 X 5.9 ) —10 ) X 17 PROJECT TRIP GENERATION 87 FEE $ 17,849 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: No credits are applicable. Assumed 10 trip credit for demo of SFR dwelling ROAD AMT: $ 16,370 TRANSIT AMT.: $ 1,479 PREPARED BY: S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 4 . 0 N€ ibcr1icod Jt1eei5 P0w vn h Malcolm& Sharon Eslinger LLC 12727 SW 60th Ct. Portland, OR 97219 City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 December 21, 2001 • Subject: Neighborhood Meeting regarding proposed office building development at 6830 SW Atlanta Street. The Neighborhood Meeting was held at Tigard City Hall at 6:00 pm December 20, 2001. The only people attending other than the applicant were Brad and Cathy Vincent, owner of the subject property. The Vincents fully approved of the proposed development plans. Sincerely, Malcolm Eslinge � Managing member • 6 December 4IgA, 2001 CARL H JOHNSON FAMILY L P II BY JOHNSON CARL H 8965 SW BURNHAM TIGARD, OR 97223 RE: SW Atlanta Office Building Dear Interested Party: Malcolm & Sharon Eslinger LLC are is the applicant for the property located at 6830 SW Haines Rd., Tax Map 15136DD, Tax Lot 900. We are considering initiating a site development review at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday, December 20, 2001 Tigard City Hall 13125 SW Hall Blvd. Tigard, OR 97223 6:00 p.m. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at F (503) 620-9515 if you have any questions. Sincerely, ("JO d Malcolm Eslin -r Managing member AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. . City of Tigard ) 1, Cji\o„ak Fs ► . being duly sworn, depose and say that on De,LevA ✓ (o{—" , 482,560 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) Co5330 5u.) t-1-a;itc R.A. , 'C;- , oCL c(-2.z3 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 1 c -d S ' 12z10 5W 11J ;v DA-(k✓ c_DIZ qlZ27 , with postage prepaid thereon. (946r i Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of , #9 . ,--____pA,OFFICIAL SEAS } ,';; PHYLLIS E STONER 5-(--- N://' ro7ARY PUBl'c OREGO NOTARY PUBLIC OFIOREGON COMMISSION NO.326475 MY COMMISSION EXPIRES OCT 6,2003 My Commission Expires: w v zov/), (Applicant, please complete information below for proper placement with proposed project) TAME OF PROJECT OR PROPOSED NAME: A{4a✓4 o Crc;c.P-- au;lc 'A.t TYPE OF PROPOSED DEVELOPMENT: -CYO 7I Cl Detretopt.4 4 (2-t1/4),41.%a `Name o Applican wner: øt k 4SlnotrePA 'Ecd;rro (1-C_ I Address or eneral Location of Subject Property: (0eg0 5t.) ISM;was 1 . [Subject Property Tax Map(s)and Lot#(s): l / A F i s lab DD Tit),Laf'`100 • h:Uogirilpalty4nasterstafmail,mst AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division .13125 SW Hall Boulevard Tigard, Olt 97223 I, C �6`i`^ �/ , do affirm that I am (represent) the party initiating interest in a proposed affecting tho land located at (state the approximate location(sT if no address(s) and/or tax lot(s) currently registered) (,e.30 Sw t-4u;v.s RS Teix L04-7ob and did on the (ate day of Deck Zoos personally post notice indicating that the site may be proposed for a Tvpt.. 12 Oe lOpeevt1- Ra.v.'t ) application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at -1-W2-- Pscst ?y-u te- �■ -(2- TOu c (DSO (state location you posted notice on property) Signature he presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) ( Subscribed and sworn/affirmed before me on the day of -7/DCC`'' -})--- , 1-g- , •�y� OFFICIAL SEAL PHYLLIS E STONER A NOTARY PUSLIC-OFIEGO N NOTARY PU LIC OF OREGON r6i COMMISSION N0,326475 MY COMMISSION EXPIRES OCT 6,2003 My Commiss bn Expires: t: ,,.,. (Applicant, please complete information below for proper placement with proposed project) 'AME OF PROJECTOR PROPOSED NAME: 4-4:11,q1-4 0 {-;cL Bui{C — t YPE OF t • OSED DEVELOPMENT: Typ.&- g S,"ta- Zeue(or-eti+ I e.MIW iName ot •wner: ActICd1wA S(grv✓t �s(; C I I Address or eneral Location of Subject Property: (n Sao w qit;Nos LSubject Property Tax Map(s)and Lot#(s)_T4x /ka� IS I Ye D D Tux t.o+ r1OO h:Uog in\patty Wasters1affpost.mst Sign in sheet 6830 SW Haines Rd. Tigard, OR 97223 Tax Map 15136DD, tax Lot 900 Name/Address CITY OF TIGARD rOMMUNITY DEVELOPMENT DEPARTMENT *, ,W ANNING DIVISION SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 91223 Community'Development PHONE: 503-639-4111 FAX: 503-684-7297 (Attn: Patty/Planning) Shaping Better Community RiE=QU ' M P111 TY @ I E MA I k 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: / (r)8 Y) 5LU i/aA4fl{ S 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 ibmitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: /6/;etAL (• PHONE: 50'-3-- Rq j- ylo Sa 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 Call" 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 cafe not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* COST FOR THIS REQUEST `` 4 sheets of labels x$2/sheet=$8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet= $ <P x sets= 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 1 sheet(s)of labels x$2/sheet foCIT area= $ - x / sets= A GENERATE LIST =$11.00 GENERATE LIST ='.Tilti! TOTAL =$31.00 / TOTA 402_5— / AREAJIOOO7.:FIED --------\\ z m b a! i , FOR: Shari Eslinger 1 RE: 6830 Atlanta St. 1 • IF Property owner information is valid for 3 months from the date printed on this map. saisunee 4411A0aos1 • 1101 47711010101 I ../i/-- 1p7114172M TLAN—A I ST :jiioswi;o 1 0135666/1700 417100077!1 5006130,' ___ sruu006101 R6000030 1350111346■ 11.1 131044444 151300101101 A13610017f5 •16500120 P 161166606600 > 160060000610 • Q 13500005/ N • BAYLOR ST 4111007110 — -- 417000/400 UJ 130001130∎ 0 100 200 300 400 Feet 1$1 nose.0A) •16000 1 ..7000171 0 — .ns660160. 4hnn0al 1111 • '------ uuexeld J Q } Q 1'=311 feet • > •13600070.... Q *0250000722 0ee06n7 • 1000160. 100 1111501101100 1760607501 , - 40, •nuasm, •116000715 41760/103100 �— _1 a �2il 005016x10• _ f=— S.W.SOUTHV IIII City of Tigard — > = Information on this map is for general location only and Oj G' should be verified with the Development Services Division. ST k 13125 SW Hall Blvd________ � c�iNiN1 1 1I ' 1 P fl - I Tigard,OR " —1 a (503)6' http://www.c is Community Devel,,,,inent Plot date:Jun 25,2003;C:Imay.,AMAGIC03.APR 1 S 136DD-01702 1 S 136DA-02200 CARL H JOHNSON FAMILY L P II GORGER RICHARD A/MOLLY J BY JOHNSON CARL H PO BOX 926 8965 SW BURNHAM WILSONVILLE,OR 97070 4RD,OR 97223 1 S 136DD-01700 1 S 136D D-00200 CA-. H JOHN :•N FAMILY L P 11 GREEN JOSEPH W BY JO • t CARL H PO BOX 759 8965 • BU' .AM PORTLAND,OR 97207 T CARD, OR 97223 136DD-01500 1S136DD-00900 C" H JOHN •N FAMILY L P II GSP LLC BY JO CARL H 2197 MARYLWOOD CT 8965 '' B1 HAM WEST LINN,OR 97068 ARD,OR 97223 1 51360D-03800 13600-0130 CASEY EDWARD L JR& GS LC CASEY PATRICK D 2197 WOOD CT BY COMMERCIAL REALTY MGMT GRP ST LINN,OR 97068 PO BOX 1898 CLACKAMAS, OR 97015 1513600-01800 1 5 1360 D-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 3600-01900 151 360 D-00301 CS: JOHN C•" & HARTUNG RICHARD& OLSE '' G TRUSTEE LESLIE TIMOTHY J 694. :1 BA -•R ST 6950 SW HAMPTON STE 160 T ARD,OR 97223 TIGARD,OR 97223 1 S 136DD-02500 1S1 36D D-00400 DICKEY VELDA A HA' UNG RI •ARD& do POLLOCK DONALD E LESLIE ► i0THY J 1834 SW 58TH#202 6951 : HA ' ON STE 160 PORTLAND,OR 97221 ARD,OR 97223 1513600-00800 1 13600-00500 FAMILY BAPTIST CHURCH HA' UNG RI ARD& 11585 SW 67TH LESLI •THY J TIGARD,OR 97223 6951 : H• 'TON STE 160 T ARD,OR 97 23 1 S 136 DD-04000 1S13600-03301 GOOLD PHILIP A& REBECCA J HUG RICK L&JANETTE 41 CHURCHILL DOWNS 1152 SW TROON LAKE OSWEGO, OR 97035 LAKE OSWEGO,OR 97034 ' 136DD-03900 1S13600-03300 D PH A& REBECCA J HU JANETTE C HILL DOWNS 1152 T ON E OSW 0, OR 97035 L E OSWEGO,OR 97034 1 S 136DD-01000 1 S 136DA-02300 JOHNSEN BRADLEY S&LAURA C OREGON EDUCATION ASSN FAMILY TRUST 6900 SW ATLANTA ST BY BRADLEY S/LAURA C JOHNSEN TRS TIGARD,OR 97223 BOX 762 AVERTON,OR 97075 1 S 136 D D-01701 1 36 DA-02301 LAW JOHN C OR' ON eUCATION ASSN 6945 SW BAYLOR ST 6901 : AINES RD TIGARD,OR 97223 T ARD,0' • 223 1 S 136DC-00100 1 S 136DA-00101 LEISER ANNE TRUSTEE OREGON STATE OF PUBLIC 6009 SW PENDLETON CT EMPLOYEES'RETIREMENT FUND PORTLAND,OR 97221 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136 D D-01200 1S13600-03400 MATHEWS SEAN A PNWP LLC#2 11600 SW 69TH AVE 9665 SW ALLEN BLVD#115 TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 136DD-00700 1 S 136DD-02100 MERCER ROSS L&VICKI L POLLOCK DONALD E/JULIA GAIL BY HEALTH PHYSICS NORTHWEST 1834 SW 58TH#202 11535 SW 67TH PORTLAND,OR 97221 TIGARD,OR 97223 3600-00801 1 S 136DD-01100 MERCER ROSS L&VICKI L RHEE PYUNG NAI&SOO NAM 11535 SW 67TH 11570 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136D D-02700 1 S 136 DD-02900 MILLER LAVIDA E ROOT GORDON C& 6870 SW BAYLOR ST ROOT WILMA L& TIGARD,OR 97223 ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136D D-02800 1 S 136DC-02600 MOORE GLENN L AND SHARON L SCHULTZ MARK E AND LAURA K 11710 SW 69TH AVE 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 136DD-02890 1 S 136 DD-02600 MOVE G • L AND SHARON L SMITH DEAN W& 11718 :t) .!TH AVE SMITH JO ANN MONDELLI TRS T -ARD,OR 9 23 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-00902 1 S 136 D D-02400 =GON EDUCATION ASSN STERNBERG FAMILY LIMITED PARTNER JO SW HAINES 8310 SW 10TH AVE TIGARD,OR 97223 PORTLAND,OR 97219 1 S 136DD-03200 STROJNY JUDY LORRAINE& BALDWIN DIANE LOUISE 555 CHESTERTOWN ST 'ITHERSBURG,MD 20878 1 S 1360 D-03290 S '•JNY JUDY ORRAINE& BALDWI N • E LOUISE 555 TE' •WN ST •ITHERSBURG,MD 20878 1S136DA-024. TIG•• ' TYOF 131 S►• ALL T ARD,OR 97223 1S136D0-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S 13600-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON,OR 97006 Jack Biethan 11023 SW Summerfield Drive, #4 ard, 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 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Crag head 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 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18,2002 'FAX k CITY OF TIGARD Community Development Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 12/16/2003 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00009 Type II Land Use Application FILE TITLE: ATLANTA COMMERCIAL BUILDING APPLICANT/ Malcolm & Sharon Eslinger LLC & APPLICANT'S AKS Engineering & Forestry OWNER: GSP, LLC REP.: Attn: Alex Hurley 11575 SW Pacific Highway 13910 SW Galbreath Drive PMB 160 Suite 100 Tigard, OR 97223 Sherwood, OR 97140 REQUEST: The applicant is requesting Site Development Review approval to develop a .37 acre parcel with a two-story, 6,456 square foot office building and parking with access to SW Atlanta Street to the north and SW Baylor Street to the south. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD, Tax Lot 900. 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. CIT AREA: South DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV J DATE COMMENTS WERE SENT: AUGUST 26, 2003 DATE COMMENTS ARE DUE: SEPTEMBER 9, 2003 HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM l-1 PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM U CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 29, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® IMPACT STUDY ® SITE PLAN ® STORMWATER REPORT ® TRAFFIC IMPACT STUDY ® NARRATIVE ® ARBORIST REPORT ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidegger, Associate Planner (503) 639-4171, Ext. 2437 1 ENGINEERING PLANNING SURVEYING FORESTRY 13910 S.W. Galbreath Dr.,Suite 100 al TELEPHONE(503)925-8799 Sherwood,OR 97140 FAX(503)925-8969 E-MAIL:aks @aks-eng.com ENGINEERING&FORESTRY/ June 30, 2003 City of Tigard Mathew Scheidegger, Assistant Planner 13125 SW Hall Blvd. Tigard, OR 97223 RE: Site Development Review Application Submittal (Atlanta Building) Mr. Scheidegger: The applicants, Malcolm & Sharon Eslinger, LLC. and GSP, LLC., are submitting the attached application for site development review. This proposed development is located directly north of the Baylor Court site plan, which was constructed approximately one year ago, and has a similar layout. The proposed site plan is per the requirements of the City of Tigard Development Code and meetings with the planning and engineering staff. The materials requested in the pre-application conference(held on 11-29-01) and as shown on the Land Use Application Basic Submittal Requirements checklist are attached. Please feel free to call if you need any additional information or have questions. Sincerely, AKS Engineering& Forestry, LLC. /1/4/(,#e4 Alexander H. Hurley P.E. Attachments 1 LAND USE APPLICOPt'ION Dateect:o. • Z7• e5 N J ? COMPLETENESS REVIEW ,COMPLETE INCOMPLETE STANDARD INFORMATION: g Deed/Title/Proof Of Ownership K. Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study (18.390) Pi,4 USA Service Provider Letter Construction Cost Estimate ❑ _6 # Sets Of Application Materials/Plans f] Pre-Application Conference Notes -N Envelopes With Postage (Verify Count) PROJECT STATISTICS: N Building Footprint Size X. % Of Landscaping On Site 4 % Of Building Impervious Surface On Site LJ Lot Square Footage PLANS DIMENSIONED: ® Building Footprint . Parking Space Dimensions (Include Accessible&Bike Parking) CFI-, Truck Loading Space Where Applicable Building Height ' Access Approach And Aisle Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map ekr Architectural Plan Tree Inventory ZI, Existing Conditions Plan -j Landscape Plan Jj Site Plan -E -_ Lighting Plan TREE PLAN/MITIGATION PLAN: _ ❑ _ LJ ❑ ADDITIONAL.REPORTS: (list any special reports) ❑ ❑ Li ❑ RESPONSE TO APPLICABLE CODE SECTIONS: 18.330(Conditional Use) ❑ 1 8.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/loading Requirements) 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) 1 8.775(Sensitive lands Review) 18.350(Planned Development) 18.705(Access/Egress/Gralation) 18.780(Signs) 18.360 (Site Development Review) 18.710 O(Accessory Residential Units) 18.785(Temporary Use Permit) ❑ 18.370(Variances/Adjustment) ❑ 18.115(Density Computations) 18.790(Tree Removal) n 1 8.380(Zoning Map/Text Amendments) ❑ 1 8.120(Design Compatibility Standards) 18.195(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑ 1 8.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) 18.390 (Decision Making Procedures/Impact Study) ❑ 1 8.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) 1 8.410 (Lot line Adjustments) 1 8.140(Historic Overlay) ❑ 1 8.810(Street&Utility Improvement Standards) 1 8.420(Land Partitions) 1 8.142(Nome Occupation Perrot) 18.430(Subdivisions) 1 8.145(landscaping&Screening Standards) ❑ 1 8.51 O(Residential Zoning Districts) 18.750 (Manufactured/Mobil ed/Mohil Home Regulations) 1 8.520(Commercial Zoning Districts) 1 8.755(Mixed Solid Waste/Reryding Storage) 8.530(Industrial Zoning Districts) 18.160(Nonconiormng Situations) ADDITIONAL ITEMS: I:Scurpinlmasterssrevised\land use application completeness review.dot REVISED: 17-Jan-01 I August 4, 2003 ,y ,t, .\ CITY OF TIGARD OREGON Malcolm & Sharon Eslinger LLC. & GSP, LLC. 11575 SE Pacific Highway, PMB 160 Tigard, OR 97223 RE: Notice of Incomplete Submittal/SDR2003-00009 Dear Mr. & Mrs. Eslinger: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please submit the following information in order for staff to begin your review: 1. Submit copy of mailing list with map that shows date of generation. 2. Submit 19 additional sets of application materials including the narrative. Please make sure all plans are folded to 8'/z" x 11" at the time of submittal and architectural drawings are incorporated into preliminary development plans. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, Mathew Scheidegger Associate Planner I.\curpl n\mathew\sdr\SDR2003-00009.acc c: SDR2003-00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 1 iffeohplif Ati IVO ilk CITY OF TIGARD August 26, 2003 OREGON Malcolm & Sharon Eslinger LLC. & GSP, LLC. 11575 SW Pacific Highway, PMB 160 Tigard, OR 97223 RE: Notice of Complete Submittal/SDR2003-00009 Dear Mr. & Mrs. Eslinger: The City has received the information necessary to begin the review of your Site Development application. Staff has, therefore, deemed your application submittal complete as of August 18, 2003 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, M thew Scheidegger Associate Planner curpl n\malhew\sdr\SDR2003-00009.acc.acc c: Alex Hurley 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 SDR2003-00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 1 AKS Engineering & Ft..astry, LLC LETTEh OF TRANSMITTAL 13910 SW Galbreath Drive, Suite 100 Sherwood, Oregon 97140 aks@aks-eng.com DATE: 7 /-a 3 JOB NO: (J Q/LL Phone(503)925-8799 Fax(503)925-8969 RE: To GI TY o F T< .4�1D _ i��Z�/�/Tiit ,,(701c..0 FROM: // O,r WE ARE SENDING YOU a Attached ❑Under separate cover via the following items: ❑Shop Drawings ❑Prints ❑Plans ❑Samples ❑Specifications ❑Copy of letter ❑Change order 3 AgGdfi7 -e7- /0c.41-,+/s COPIES DATE NO. DESCRIPTION 3 ( 3c' -o3 — 304,4 C4/^144.'t L use AP ue4-nil,£*-e4 Sv�,2Y 4U141.rtr7,/ , Affloificiaeitcoon73, /r,.r' SFietoiC '/9zavyvt cam." ' //1,04cr S,'v,,):: Aeg ASP ,i.e rOS, 61%2., "/o€ j,'r,,...404'.d "14.!t"./S 2 r- //Mt/A/ - F,."4//r -aoegS 3 ‘- 30-03 .S !/iee i, ,t-'�,6/ .4E(4 /t m S 3 /-.7o--03 P!ze'N"ift' S 7D/1"4./1-re-X- 3 s-Z3-o, S-19-03 0rgGffit/iCi¢L /L IXA fiv,von- o"/ /,t/r s77c. -770 ✓ 3 /o-/6-o7- 7Xthi6A/ 7 ia%) /,1914,e;� AvfreYS THESE ARE TRANSMITTED as checked below: ❑For approval ❑Approved as submitted Li Resubmit copies for approval ❑For your use ❑Approved as noted ❑Submit _ copies for distribution ❑As requested ❑Returned for corrections ❑Return corrected prints For review and comment ❑ ❑FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS flt 45e_ GAS L- /F ,aJ #A41/ ,W Qty �S o/L C if 73 fiatE.00 \TV 203 0%20° kIG oLANtZI{VG COPY TO: / (-"6 SIGNED: If enclosures are rot as noted, kindly notify us as are. AKS Engineering & F stry, LLC LETTE, _ OF TRANSMITTAL 13910 SW Galbreath Drive, Suite 100 Sherwood, Oregon 97140 �1 aks@aks-eng.com DATE: `� g_0 5 JOB NO:6 j (4 Phone (50 )925-8799 Fax(503)925-8969 ///a/�� J o `'{ t)TO , RE: C � �jE% ' , ,, AO/ 21 ! I 4, n/. ./ .)/ /_�i,J. I Or i FROM: jailz, /0(4 WE ARE SENDING YOU J Attached ❑Under separate cover via the following items: ❑Shop Drawings ❑Prints ❑Plans ❑Samples ❑Specifications ❑Copy of letter ❑Change order COPIES DATE NO. DESCRIPTION iq �-.� - poi / 1 24r! t , ...„ /9 6 3o-03 , , , -2 ' to-is-02- Ird_MI W ./g. / . /.. / 19 63O-o3 - ;J 4 J -•lame/Ai ' L ir A i i ii , M.if ILL . ,WM_/ _.1 i ___ d4/1,41..4 FRIIMABZWRIVIMMONIZEMOMIIIIIIIIIM THESE ARE TRANSMITTED as checked below: ❑For approval ❑Approved as submitted ❑Resubmit copies for approval ❑For your use ❑Approved as noted ❑Submit copies for distribution ❑As requested ❑Returned for corrections ❑ Return corrected prints For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS / _ .4/ / P l / ., v i i i I% ' /.[.., ice. 1---JI1 414 Iii /L /41./ I BECEIJED AUG t 1 '003 Orri ne�T�gDtRtNG COPY TO: SIGNED: (4...4 I. A 4 L, . / If enclosures are not as noted, kindly ratify us as once. ADDITIONAL DOCUMENTS After recording return to: Malcolm and Sharon Eslinger LLC, an Oregon limited liability company 11575 SW Pacific Highway Tigard, OR 97223 ACCESS EASMENT Recitals: A. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantors") are the owners of the following described real property ("Servient Tenement"): PARCEL III: Lots 19, 20, 21, 22, 23, and 24, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Together with that portion vacated SW 68`h Parkway inuring thereto by reason of Ordinance No. 02-19, City of Tigard, recorded July 17, 2002, Fee No. 2002-080394. B. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantees") are the owners of the following described real property ("Dominant Tenement:"): PARCEL I: Lots 13, 14, 15 and 16, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon, Except those portions of said lots conveyed to the State of PAGE 1 —ACCESS EASEMENT O:\7457004\Atlanta Easement Oregon, by and through its State Highway Division, by deed recorded February 26, 1980, as Recorder's no. 80006507. Also except that portion of Lots 16, 17, and 18 deeded to the public by Dedication Deed for road or street purposes, recorded August 30, 2001, Recorder's No. 2001088016. PARCEL II: Lots 17 and 18, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Also except that portion of Lots 16, 17, and 18 deed to the public by Dedication Deed for road or street purposes, recorded August 30, 2001, Recorder's No. 2001088016. Easement: 1. Grantors grant to Grantees an easement of ingress and egress on that certain real property which is legally described on Exhibit A which is attached to this Agreement and hereby incorporated by reference. 2. The easement granted in this Agreement is appurtenant to the Dominant Tenement. 3. The easement granted in this Agreement is an easement for right of way purposes only. For purposes of this Agreement, "Right of Way Purposes" means use for and by moving vehicular traffic for any purpose connected with the use of the Servient Tenement. These rights of way purposes do not include parking. No parking shall be permitted on the Servient Tenement. 4. The easement granted in this Agreement is non-exclusive, and Grantor retain the right to make any use of the Servient Tenement that does not interfere unreasonably with the Grantees' use and enjoyment of the easement. 5. This easement shall be perpetual in duration. PAGE 2—ACCESS EASEMENT O:\7457004\Atlanta Easement 6. This easement shall be binding on and shall inure to the benefit of the heirs, executors, administrators, successors, and assigns of Grantors and Grantees. fie-tv‘ „ Ca�Executed on , 2 GRANTORS: GSP LLC, MALCOLM & SHARON ESLINGER, LLC, an Oregon limited liabilit pang an Oregon limited li. sility company IIP ' •ill� . Gentemann, Member By: I 11 Malcolm dt*A1 D. EslingerN ager By l .J ■ L , Patricia A. Gentemann, -mber By: THE SCHWAB FAMILY LIMITED PARTNERSHIP, an Oregon limited partnership, its Member By: The Lisa D. Schwab Revocable Living Trus , 'ts Genet' Partner BY: f&l ! ` • add__ isa D. Schwab, Trustee OFFICIAL SEAL PHYWS E.STONER r NOTARY Vori; COMMISSION NO.372937 STATE OF OREGON ) MY COMMISSION EXPIRES OCTOBER 6,2007 ss. County of CIL 'v,--OS ) ace s This instrument was acknowledged before me on y , 2044, by Phillip M. Gentemann and Patricia Gentemann Members, of GSP LLC, an egon limited liability company. � Notary Public+ r Oregon My commissi expires: h -6'24)7 STATE OF OREGON ) �� ) ss. County of C-'`-4%'zS ) 21.))5 This instrument was acknowledged before me on 4trir ;2004, by Lisa D. Schwab as the Trustee of The Lisa D. Schwab Revocable Living Trust in its capacity as the General Partner of The Schwab Family Limited Partnership, an Or ��n i i ed i5 xiiktkrlthl,l A kkbkkl bit/tat LL ,/Abk�f,l itA_A pz s PAGE 3-ACCESS EASEMENT O:\7457004\Atlanta Easement partnership, as a Member of GSP LLC, a limited liability company, on behalf of the limited liability company. .�!". PHYLLIS E. SEAL �'�KI - Cam °'---� ° LLIS E.STONER ,/�t.(.,� (1 !"�7!/ q= ' NOTARY PUBLIC OREGON Notary Publ,'(, for Oregon .•� COMMISSION NO.372937 My commission expires: JO (o v MY COMMISSION EXPIRES OCTOBER 6,2007 7 STATE OF OREGON ) ) ss. County of CLO-t- S ) . This instrument was acknowledged before me on 3ttly "°� , 20t4, by Malcom D. Eslinger, Manager, of Malcolm and Sharon Eslinger, LLC. , an Oregon limited liability company. -r , Notary Public for egon My commission e M ires: /Ds?>" 1 s1+•r OFFICIAL SEAL c� " r PHYLLIS E.STONER kt7-1NOTARY PUBLIC-OREGON CbMMIBBION NO.372937 MY COMMISSION EXPIRES OCTOBER 6,2007 PAGE 4-ACCESS EASEMENT O:\7457004\Atlanta Easement EXHIBIT A Easement Legal Description A tract of land located in the Southeast One-Quarter of Section 36,Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: • Beginning at the Southwest corner of Lot 14 "West Portland Heights", also being on the north Right-of-Way line of SW Baylor Street, also being the southwesterly corner crf Parcel 1,Document Number 80-6507; thence leaving said Right-of-Way line along the northwest line of said Parcel North 60°11'11" East 28.20 feet to the True Point of Beginning; thence leaving said line North 00°00'00"East 278.22 feet to the south Right- of-Way line of SW Atlanta Street; thence along said Right-of-Way North 88°52'56" East 24.00 feet to a point;thence leaving said Right-of-Way South 00°00'00" West 272.71 feet to a point on the north line of Parcel 1,Document Number 80-6507; thence along said line North 90°00'00"West 13.57 feet to a point; thence South 60°11'11" West 12.03 feet to the True Point of Beginning. The above described tract of land contains 6,569 square feet,more or less. The Basis of Bearings is per Survey Number 29,283, Washington County Survey Records. • After recording return to: Malcolm and Sharon Eslinger LLC, an Oregon limited liability company 11575 SW Pacific Highway Tigard, OR 97223 ACCESS EASMENT Recitals: A. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantors") are the owners of the following described real property ("Servient Tenement"): PARCEL I: Lots 13, 14, 15 and 16, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon, Except those portions of said lots conveyed to the State of Oregon, by and through its State Highway Division, by deed recorded February 26, 1980, as Recorder's no. 80006507. Also except that portion of Lots 16, 17, and 18 deeded to the public by Dedication Deed for road or street purposes, recorded August 30, 2001, Recorder's No. 2001088016. PARCEL II: Lots 17 and 18, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Also except that portion of Lots 16, 17, and 18 deed to the public by Dedication Deed for road or street purposes, recorded August 30, 2001, Recorder's No. 2001088016. B. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantees") are the owners of the following described real property ("Dominant Tenement:"): PARCEL III: Lots 19, 20, 21, 22, 23, and 24, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Together with that portion vacated SW 68th Parkway inuring thereto by reason of Ordinance No. 02-19, City of Tigard, recorded July 17, 2002, Fee No. 2002-080394. Easement: 1. Grantors grant to Grantees an easement of ingress and egress on that certain real property which is legally described on Exhibit A which is attached to this Agreement and hereby incorporated by reference. 2. The easement granted in this Agreement is appurtenant to the Dominant Tenement. 3. The easement granted in this Agreement is an easement for right of way purposes only. For purposes of this Agreement, "Right of Way Purposes" means use for and by moving vehicular traffic for any purpose connected with the use of the Servient Tenement. These rights of way purposes do not include parking. No parking shall be permitted on the Servient Tenement. 4. The easement granted in this Agreement is non-exclusive, and Grantor retain the right to make any use of the Servient Tenement that does not interfere unreasonably with the Grantees' use and enjoyment of the easement. 5. This easement shall be perpetual in duration. 6. This easement shall be binding on and shall inure to the benefit of the heirs, executors, administrators, successors, and assigns of Grantors and Grantees. Executed on J�aiy , 2004. GRANTORS: GSP LLC, MALCOLM & SHARON ESLINGER, LLC, an Oregon limited liabilit - •l •any an Oregon limited liability company ,• r By: `�.itlf L ' I �I ip `T. Gen emann, Member By: ��,1, F711 de' Malco�'*`� anager By: .ft . _ I ••• 1�, Patricia A. Gentemann, -mber By: THE SCHWAB FAMILY LIMITED PARTNERSHIP, an Oregon limited partnership, its Member By: The Lisa D. Schwab Revocable Living Trust its-General Partner I � By: B.,, 'isa ). Schwab, rustee _ OFFICIAL SEAL F .r PHYLUS E.STONER ' NOTARY PUBLIC-OREGON '1 COMMISSION NO.372937 STATE OF OREGON ) MY COMMISSION EXPIRES OCTOBER 6,2007 aa ,"�, � __ ) ss. County of ° 'Y`^h ) This instrument was acknowledged before me on Jay- 0 , 2094, by Phillip M. Gentemann and Patricia Gentemann, as members of SGP LLC, an Oregon limited liability company. �• -, Notary Public for Oreon My commission expires: STATE OF OREGON ) r ) ss. County of! , ) This instrument was acknowledged before me on July- , 2004, by Lisa D. Schwab as the Trustee of The Lisa D. Schwab Revocable Living Trust in its capacity as the General Partner of The Schwab Family Limited Partnership, an Oregon limited partnership, as a Member of GSP LLC, a limited liability company, on behalf of the limited liability company. ` Srel....._‘ �sr? � OFFICIAL SEAL < PHYLLIS E.STONER NOTARY PUBLC-OREGON Notary Publi r Oregon on COMMISSION NO.372937 My commission expires: /cc 4, , 7 MY COMMISSION EXPIRES OCTOBER 6,2007 • STATE OF OREGON ) o ) ss. County of (-'Clot-c_ ) • This instrument was acknowledged before me on July , 2004;by Malcom D. Eslinger, Manager, of Malcolm and Sharon Eslinger, LLC. ,an Oregon limitdd liablility company. _____p 6 i . c---' C-.) ------ Notary Public for r gon My commission ex ' es: /DO?-16-7 OFFICIAL SEAL , El='• PHYLLIS E. • ER �Idi,'J'- ,s1'o1Y ° :,11 0-OREGON ©.. a ".i: t :. MOIA1 PAWS OCtQ8ER6,2t 1 _ OFFICIAL SEAL `' ' PHYLLIS E.STONER t-A NOTARY PUBLIC-OREGON `':.r, COMMISSION NO.372937 MY COMMISSION EXPIRES OCTOBER 6,2007 • EXHIBIT A Easement Legal Description A tract of land located in the Southeast One-Quarter of Section 36,Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: • Beginning at the Southwest corner of Lot 14 "West Portland Heights", also being on the north Right-of-Way line of SW Baylor Street, also being the southwesterly cornerof Parcel 1,Document Number 80-6507; thence leaving said Right-of-Way line along the northwest line of said Parcel North 60°11'11" East 28.20 feet to the True Point of Beginning; thence leaving said line North 00°00'00" East 278.22 feet to the south Right- of-Way line of SW Atlanta Street;thence along said Right-of-Way North 88°52'56" East 24.00 feet to a point;thence leaving said Right-of-Way South 00°00'00" West 272.71 feet to a point on the north line of Parcel 1,Document Number 80-6507; thence along said line North 90°00'00" West 13.57 feet to a point;thence South 60°11'11" West 12.03 feet to the True Point of Beginning. The above described tract of land contains 6,569 square feet,more or less. The Basis of Bearings is per Survey Number 29,283, Washington County Survey Records. • • • After recording return to: Malcolm and Sharon Eslinger LLC, an Oregon limited liability company 11575 SW Pacific Highway Tigard, OR 97223 • USE AND MAINTENANCE AGREEMENT Recitals: A. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantors") are the owners of the following described real property ("Servient Tenement"): PARCEL I: Lots 13, 14, 15 and 16, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon, Except those portions of said lots conveyed to the State of Oregon, by and through its State Highway Division, by deed recorded February 26, 1980, as Recorder's no. 80006507. Also except that portion of Lots 16, 17, and 18 deeded to the public by Dedication Deed for road or street purposes, recorded August 30, 2001, Recorder's No. 2001088016. PARCEL II: Lots 17 and 18, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Also except that portion of Lots 16, 17, and 18 deed to the public by Dedication Deed for road or street purposes, . PAGE 1 —USE AND MAINTENANCE AGREEMENT O:\7457004\Use and Maintenance Agreement recorded August 30, 2001, Recorder's No. 2001088016. B. Malcolm and Sharon Eslinger, LLC, an Oregon limited liability company, and GSP, LLC, an Oregon limited liability company ("Grantees") are the owners of the following described real property ("Dominant Tenement:"): PARCEL III: Lots 19, 20, 21, 22, 23, and 24, Block 2, WEST PORTLAND HEIGHTS, in the City of Tigard, Washington County, Oregon. Together with that portion vacated SW 68th Parkway inuring thereto by reason of Ordinance No. 02-19, City of Tigard, recorded July 17, 2002, Fee No. 2002-080394. C. A garbage storage area ("Storage Area") is located in the northwest corner of Parcel II as described above. This Storage Area is more particularly described on the attached Exhibit A. Agreement: 1. Grantors and Grantees shall each be entitled to use the Storage Area for purposes of storing garbage generated by the operation of the commercial buildings built or to be built on the Dominant and Servient Tenements. 2. Grantors and Grantees shall share equally in all costs of maintenance, repair, and upkeep of the Storage Area provided that damage to the Storage Area caused solely by the intentional or negligent conduct of one of the parties to this Agreement shall be repaired at the sole expense of the party responsible for causing the damage. 3. The costs and expenses associated with garbage containers, and pickup and removal of garbage stored in the Storage Area shall be the sole responsibility of the party maintaining the container and requiring the removal. 4. Grantors grant to Grantees an easement of ingress and egress on that certain real property which is legally described on Exhibit B, which is attached to this Agreement and hereby incorporated by reference. The easement granted in this Section 4 is: a. Appurtenant to the Dominant Tenement; b. An easement for right-of-way purposes only, meaning use for and by moving vehicular traffic for the purpose of use of the Storage Area. This easement for PAGE 2—USE AND MAINTENANCE AGREEMENT O:\7457004\Use and Maintenance Agreement right-of-way does not include parking, and no parking shall be permitted on the Servient Tenement; c. Non-exclusive, and Grantor retains the right to make any use of the Servient Tenement that does not interfere unreasonably with Grantees use and enjoyment of the easement. 5. This Agreement and the easement granted herein shall be binding on and shall inure to the benefit to the heirs, executors, administrators, successors, and assigns of Grantors and Grantees. Executed on February Z Z , 2005. GRANTORS: GSP LLC, MALCOLM & SHARON ESLINGER, LLC, an Oregon limited liability company an Oregon limit-d liability company By: `I& A/ �p `< ent a Member By: , �I,:_V.'*Jr � , I,, a colm—ii�mger, v • •, er Y Patricia A. Gentemann, ,,i em s er By: THE SCHWAB FAMILY LIMITED PARTNERSHIP, an Oregon limited partnership, its Member By: The Lisa D. Schwab Revocable Living Tru , its Ge al Partner By: 4GL, of • isa D. Schwab, Trustee OFFICIAL SEAL PHYLLIS E.STONER STATE OF OREGON ) NOTARY PUBLIC-OREGON kr:cy) COMMISSION NO.372937 e _ S ) SS' MY COMMISSION EXPIRES OCTOBER 6,2007 County of L °U�"`� ) This instrument was acknowledged before me on February 12 , 2005, by Phillip M. Gentemann and Patricia Gentemann,as members of GSP LLC, an Oregon limited liability company. — c- Notary Publi r Oregon /o b 7-067 My commission expires: PAGE 3—USE AND MAINTENANCE AGREEMENT O:\7457004\Use and Maintenance Agreement STATE OF OREGON ) ) ss. County of Lt- -t 4 5 ) This instrument was acknowledged before me on February LZ, 2005, by Lisa D. Schwab as the Trustee of The Lisa D. Schwab Revocable Living Trust in its capacity as the General Partner of The Schwab Family Limited Partnership, an Oregon limited partnership, as a Member of GSP LLC, a limited liability company, on behalf of the limited liability company. • OFFICIAL SEAL PHYWS E.STONER Cr--A NOTARY PUBUC-OREGON Notary Public for Or, =.n COMMISSION NO.372937 MY COMMISSION EXPIRES OCTOBER 6,2007 My commission expires: /O b ��`� STATE OF OREGON ) ) ss. County of C t""-5 ) This instrument was acknowledged before me on February 2005, by Malcolm D. Eslinger; Manager, of Malcolm and Sharon Eslinger, LLC., and Oregon limited liability company. �-;� .�� Notary Public for regon My commission a ires: 1 O to)49,0 OFFICIAL SEAL `'=rr PHYLLIS E.STONER t1 NOTARY PUBUC-OREGON COMMISSION NO.372937 MY COMMISSION EXPIRES OCTOBER 6,2007 PAGE 4—USE AND MAINTENANCE AGREEMENT 0:\7457004\Use and Maintenance Agreement EXHIBIT A Storage Facility Legal Description A tract of land located in the Southeast One-Quarter of Section 36,Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: Beginning at the Southwest corner of Lot 14 "West Portland Heights", also being on the north Right-of-Way line of SW Baylor Street, also being the southwesterly corner of Parcel 1,Document Number 80-6507;thence leaving said Right-of-Way line along the northwest line of said Parcel North 60°11'11" East 28.20 feet to a point; thence leaving said line North 00°00'00" East 124.48 feet to the Tnie Point of Beginning; thence South 90°00'00" West 16.75 feet to a point; thence North 00°06'52" West 11.00 feet to a point; thence North 90°00'00" East 16.77 feet to a point; thence South 00°00'00" East 11.00 feet to the True Point of Beginning. The above described tract of land contains 184 square feet,more or less. The Basis of Bearings is per Survey Number 29,283,Washington County Survey Records. PAGE 5—USE AND MAINTENANCE AGREEMENT O:\7457004\Use and Maintenance Agreement EXHIBIT B Easement Legal Description A tract of land located in the Southeatt One-Quarter of Section 36,Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: Beginning at the Southwest corner of Lot 14 "West Portland Heights", also being on the north Right-of-Way line of SW Baylor Street, also being the southwesterly corner of Parcel 1,Document Number 80-6507; thence leaving said Right-of-Way line along the northwest line of said Parcel North 60°11'11" East 28.20 feet to the True Point of Beginning; thence leaving said line North 00°00'00" East 278.22 feet to the south Right- of-Way line of SW Atlanta Street; thence along said Right-of-Way North 88°52'56" East 24.00 feet to a point;thence leaving said Right-of-Way South 00°00'00" West 272.71 feet to a point on the north line of Parcel 1,Document Number 80-6507; thence along said line North 90°00'00" West 13.57 feet to a point;thence South 60°11'11" West 12.03 feet to the True Point of Beginning. The above described tract of land contains 6,569 square feet,more or less. The Basis of Bearings is per Survey Number 29,283, Washington County Survey Records. PAGE 6-USE AND MAINTENANCE AGREEMENT O:\7457004\Use and Maintenance Agreement r CS(D 1" GAS V\ 00 - - aT66-- COMPACTED SUBGRADE - — —WAT- �-WAT-�' -_ WAT -_ 3" OF ASPHALTIC CONC. ODOT CLASS "C" EXTRUDED CONCRETE CURB -WAT— MIX 4" 8,. SET IN MASTIC 2" OF 3/4"-0 CRUSHED LEVELING COURSE 1-611 ASPHALT PAVEMENT ON 6" OF 1 1/2" -0 CRUSHED BASE ROCK f' .>.�I6" COMPACTED GRAVEL COMPACTION FOR AGGREGATE BASE, LEVELING COURSE, AND SUBGRADE SHALL �►" ' • MEET 95% OF MAXIMUM RELATIVE DENSITY BASED ON AASHTO T-99. ASPHALT CONCRETE SHALL BE COMPACTED TO 91% OF RICE DENSITY PER AASHTO T-209. EXTRUDED CURB SECTION 1 _ _ _ TYPICAL PAVED SECTION NO SCALE a a a a d GI- >,o7 'iii 5 INSTALL STANDA / CURB 1 . 111.• 0.50' 38., "HUNTCO" BR5 BIKE RACK 7-- 2 3/8" O.D., 2" I.D., 0.154" WALL AC=315.63 ASTM A53 SHEDULE 40 STEEL PIPE. LEGEND - AC=TOP OF ASPHALT CEMENT ELEVATION SW=TOP OF CONCRETE SIDEWALK ELEVATION BW=BASE WALL ELEVATION (DOES NOT INCLUDE WALL EMBEDMENT) 3.00 TW=TOP WALL ELEVATION 36" 111U SURFACE FLANGE SL=TOP OF CONCRETE SLAB ELEVATION PER MANUFACTURER'S RIM=CATCH BASIN RIM ELEVATION (LOW POINT) _imiN. 7. 6.00' SPECIFICATIONS TEW=TOP EXISTING WALL ELEVATION - - - EXISTING RETAINING WALL LIMITS - SW=315.1 ...I- , , L _ 0 4 8.00' C BIKE RACK '-- C=314.8 ( STD. F STALL 9.0' X � --AC=314.8 2/24/2005 Conditions Associated With 4:05:12PM TIDEMARK Case#: SDR2003-00009 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 ATLANTA ST.N.ELEVATION None NOT MET MAS 12/15/2003 SJR 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50%of wall area as windows,or display areas. 1 68TH PARKWAY PKNG LOT SCREENING None Met 2/24/2005 MAS 2/24/2005 MAS 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one(1)year. Also,provide evidence that ground cover will be planted. 1 STREET TREES REGULATION None Met 2/24/2005 MAS 2/24/2005 MAS 5. Street trees must be planted no less than 20 feet apart. 1 BAYLOR OFFICE ACCESS EASEMENT None Met 2/23/2005 MAS 2/23/2005 SJR 4. Provide an access easement across the Baylor Office Building property to the south. 1 ACCESS/MTC RIGHTS WASTE STORAGE None Met 2/23/2005 MAS 2/23/2005 SJR 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 1 PROVIDE DIRECTIONAL ARROWS None Met 2/24/2005 MAS 2/24/2005 MAS 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 1 BICYCLE RACK DETAILS None Met 2/23/2005 MAS 2/23/2005 SJR 8. Submit details of the bicycle rack to be used. 1 TREE MITIGATION PLAN None NOT MET MAS 12/15/2003 SJR 9. Provide a tree mitigation plan for 39 inches. 1 LIGHTING PLAN None NOT MET MAS 12/15/2003 SJR 10. Submit a detailed lighting plan for the exterior of the building. 1 FLOOR AREA RATIO VS BUILDING SIZE None Met 2/24/2005 MAS 2/24/2005 MAS 11. Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio(6,446 square feet). 1 PFI PERMIT REQUIRED None Met 2/16/2005 MW 2/16/2005 RCP 12. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover the half-street improvement work in 68th Parkway and Atlanta Street 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). 1 PFI PERMIT FINANCIAL ASSURANCE None Met 2/16/2005 MW 2/16/2005 RCP 13. 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. 1 SUITE LAYOUT MAP None NOT MET KSM 12/15/2003 SJR 14. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). Page 1 of 3 CaseConditions..rpt 03/08/2005 Conditions Associated With 11:15:02AM TIDEMARK Case #: SDR2003-00009 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 ATLANTA ST.N.ELEVATION None Met 02/28/2005 MAS 02/28/2005 PLN 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50%of wall arca as windows,or display areas. 1 68TH PARKWAY PKNG LOT SCREENING None Met 02/24/2005 MAS 02/24/2005 MAS 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one(1)year. Also,provide evidence that ground cover will be planted. 1 STREET TREES REGULATION None Met 02/24/2005 MAS 02/24/2005 MAS 5. Street trees must be planted no less than 20 feet apart. 1 BAYLOR OFFICE ACCESS EASEMENT None Met 02/23/2005 MAS 02/23/2005 SIR 4. Provide an access easement across the Baylor Office Building property to the south. 1 ACCESS/MTC RIGHTS WASTE STORAGE None Met 02/23/2005 MAS 02/23/2005 SIR 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 1 PROVIDE DIRECTIONAL ARROWS None Met 02/24/2005 MAS 02/24/2005 MAS 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 1 BICYCLE RACK DETAILS None Met 02/23/2005 MAS 02/23/2005 SIR 8. Submit details of the bicycle rack to be used. 1 TREE MITIGATION PLAN None Met 02/28/2005 MAS 02/28/2005 PLN 9. Provide a tree mitigation plan for 39 inches. 1 LIGHTING PLAN None Met 02/28/2005 SJR 02/28/2005 PLN 10. Submit a detailed lighting plan for the exterior of the building. 1 FLOOR AREA RATIO VS BUILDING SIZE None Met 02/24/2005 MAS 02/24/2005 MAS 11. Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio(6,446 square feet). 1 PFI PERMIT REQUIRED None Met 02/16/2005 MW 02/16/2005 RCP 12. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover the half-street improvement work in 68th Parkway and Atlanta Street 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). 1 PFI PERMIT FINANCIAL ASSURANCE None Met 02/16/2005 MW 02/16/2005 RCP 13. 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. 1 SUITE LAYOUT MAP None Met 02/28/2005 KSM 02/28/2005 ST 14. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat,Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat,Engineering). Page 1 of 3 CaseConditions..rpt II.4 • 03/08/2005 Conditions Associated With 11:15:02AM TIDEMARK Case #: SDR2003-00009 COMPUTER SYSTEMS, INC. Ca au Status rojkl4ta: Code Title Hold Status Changed By Tag Date $* 1 ATLANTA ST.N. ELEVATION None Met 02/28/2005 MAS 02/28/2005 PLN 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50%of wall area as windows,or display areas. 1 68TH PARKWAY PKNG LOT SCREENING None Met 02/24/2005 MAS 02/24/2005 MAS 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one(1)year. Also,provide evidence that ground cover will be planted. 1 STREET TREES REGULATION None Met 02/24/2005 MAS 02/24/2005 MAS 5. Street trees must be planted no less than 20 feet apart. 1 BAYLOR OFFICE ACCESS EASEMENT None Met 02/23/2005 MAS 02/23/2005 SJR 4. Provide an access easement across the Baylor Office Building property to the south. 1 ACCESS/MTC RIGHTS WASTE STORAGE None Met 02/23/2005 MAS 02/23/2005 SJR 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 1 PROVIDE DIRECTIONAL ARROWS None Met 02/24/2005 MAS 02/24/2005 MAS 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 1 BICYCLE RACK DETAILS None Met 02/23/2005 MAS 02/23/2005 SJR 8. Submit details of the bicycle rack to be used. 1 TREE MITIGATION PLAN None Met 02/28/2005 MAS 02/28/2005 PLN 9. Provide a tree mitigation plan for 39 inches. 1 LIGHTING PLAN None Met 02/28/2005 SJR 02/28/2005 PLN 10. Submit a detailed lighting plan for the exterior of the building. 1 FLOOR AREA RATIO VS BUILDING SIZE None Met 02/24/2005 MAS 02/24/2005 MAS 11. Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio(6,446 square feet). PFI PERMIT REQUIRED None Met 02/16/2005 MW 02/16/2005 RCP 12. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover the half-street improvement work in 68th Parkway and Atlanta Street 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). 1 PFI PERMIT FINANCIAL ASSURANCE None Met 02/16/2005 MW 02/16/2005 RCP 13. 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. 1 SUITE LAYOUT MAP None Met 02/28/2005 KSM 02/28/2005 ST 14. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat,Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat,Engineering). Page 1 of 3 CaseConditions..rpt Conditions Associated With 03/08/2005 11:15:02AM TIDEMARK Case #: SDR2003-00009 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 ATLANTA ST.N. ELEVATION None Met 02/28/2005 MAS 02/28/2005 PLN 2. Provide a plan showing the north elevation along SW Atlanta Street to have a minimum 50%of wall area as windows,or display areas. 1 68TH PARKWAY PKNG LOT SCREENING None Met 02/24/2005 MAS 02/24/2005 MAS 3. Submit information that verifies the plants to be used in screening the parking lot from SW 68th Parkway will provide a 3-foot-high screen and 90 percent opacity within one(1)year. Also,provide evidence that ground cover will be planted. 1 STREET TREES REGULATION None Met 02/24/2005 MAS 02/24/2005 MAS 5. Street trees must be planted no less than 20 feet apart. 1 BAYLOR OFFICE ACCESS EASEMENT None Met 02/23/2005 MAS 02/23/2005 SJR 4. Provide an access easement across the Baylor Office Building property to the south. 1 ACCESS/MTC RIGHTS WASTE STORAGE None Met 02/23/2005 MAS 02/23/2005 SJR 6. Provide documentation addressing access and maintenance rights for the mixed solid waste storage area. 1 PROVIDE DIRECTIONAL ARROWS None Met 02/24/2005 MAS 02/24/2005 MAS 7. Provide a plan indicating the directional flow of traffic through the site with painted directional arrows. 1 BICYCLE RACK DETAILS None Met 02/23/2005 MAS 02/23/2005 SJR 8. Submit details of the bicycle rack to be used. 1 TREE MITIGATION PLAN None Met 02/28/2005 MAS 02/28/2005 PLN 9. Provide a tree mitigation plan for 39 inches. 1 LIGHTING PLAN None Met 02/28/2005 SJR 02/28/2005 PLN 10. Submit a detailed lighting plan for the exterior of the building. 1 FLOOR AREA RATIO VS BUILDING SIZE None Met 02/24/2005 MAS 02/24/2005 MAS 11. Submit a plan showing the proposed building size within the maximum 40-percent floor area ratio(6,446 square feet). 1 PFI PERMIT REQUIRED None Met 02/16/2005 MW 02/16/2005 RCP 12. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover the half-street improvement work in 68th Parkway and Atlanta Street 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). 1 PFI PERMIT FINANCIAL ASSURANCE None Met 02/16/2005 MW 02/16/2005 RCP 13. 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. 1 SUITE LAYOUT MAP None Met 02/28/2005 KSM 02/28/2005 ST 14. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat,Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat,Engineering). Page 1 of 3 CaseConditions..rpt