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SDR2003-00010
SDR2003 - 0001O FREEMAN OFFICE BUILDING 1 I NOTICt O TYPE H I DECISION,. SITE DEVELOPMENT REVIEW (SDR) 2003-00010 411)'1' CITY OF TIGARD FREEMAN OFFICE BUILDING communityDevelopment Shaping.A(Better Community 120 DAYS = 11/3/2004 SECTION I. APPLICATION SUMMARY FILE NAME: FREEMAN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00010 PROPOSAL: The applicant is requesting Site Development Review to construct a 226 square foot addition to the existing office building, and construct a new two-story 2,900 square foot office building behind the existing building. APPLICANT: TSE Investments, LLC OWNER: Same Attn: Ed Freeman P.O. Box 1754 Lake Oswego, OR 97035 LOCATION: 9385 SW Locust Street, WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1. Mixed Use Employment 1 The MUE-1 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION 4oticels hereby giviertthat tli € o -wrc Communit' Develo :nt Director's design* APPROVED the'':41641101Yd4,844:6011trditrtain c ditions of tp$ro►val. The findirWOlid conclusions on which thdeoisi tg based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 1 OF 28 0 CONDITIONS OF APPROVAL - " THE FOELOWIN ��� IONS SH � ����� �..s„� 1 �. PRIOR TO T CE OF S _ w £ ,.° ,_. Submit to the Planning Division ' organ racy, . • , ex . : for review and approval: 1 . Prior to site work, the applicant shall submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information, in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area, and areas reserved for bicycle parking and refuse containers, and reflect a total building floor area square footage of 15,561 for both phases. 2. Prior to site work, the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely, an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. 3. Prior to any site work, the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and H.4. using the criteria found in TDC 18.370.020.C.5. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of- way. Eight (8) 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). 5. Prior to issuance of a site permit, 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. 6. 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). 7. Prior to issuance of a site permit, additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 8. Prior to issuance of a site permit, the applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicates that they will construct a half-street improvement along the frontage of Locust Street. The improvements adjacent to this site shall include: NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 2 OF 28 A. City standard pavement section for a Major Collector street from curb to centerline equal to 29.5 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. 14 foot concrete sidewalk (or combination sidewalk and 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 Locust Street in a safe manner, as approved by the Engineering Department. 9. Prior to issuance of a site permit, a profile of Locust Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Prior to issuance of the site permit, the applicant shall pay $483.00 to the City for the striping of the bike lane along the frontage of Locust Street. 11. Prior to issuance of a site permit, the applicant's engineer shall provide a post-street improvement sight distance certification. 12. Prior to issuance of a site permit , the applicant shall provide an on-site water quality and detention 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to t he Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 13. Prior to issuance of building permits, the applicant shall submit revised landscape plans that show all trees planted will be a minimum 21/2-inch caliper size. 14. Prior to issuance of building permits, the applicant shall submit revised building elevations that show that the building façade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition, the amount of windows shall be increased so that a minimum of 50% of the facade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised facade. 15. Prior to issuance of building permits, submit a revised landscape plan that includes the revisions necessary to address the changes for the existing building façade. This plan shall also indicate two additional trees around the parking area. 16. Prior to issuance of building permits, the applicant shall ensure that any mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipments height. 17. Prior to issuance of building permits, the applicant shall submit a revised site plan that includes the following revisions: NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 3 OF 28 A. The material and height of the trash enclosure shall be identified and meet the requirements of 18.745.050(E)(4); B. The compact parking spaces shall be marked as "compact" or with a large "C"; C. Wheel stops or curbs shall be placed three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in the walkway; D. The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn around movement; E. The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An elevation detail showing the design of the bike rack is also required; F. Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle; and G. Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. 18. Prior to issuance of building permits, the applicant shall submit revised site/elevation plans that show light fixtures on the building and in the parking lot which will sufficiently illuminate the site. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to t e ' arming Division organ Tracy, 639-4171, ext. 2428) for review and approval: 19. Prior to final building inspection, the applicant shall complete the proposed improvements in substantial conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. 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. 21. 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). 22. The applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,330.25 and it shall be paid prior to final building inspection. 23. 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. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 4 OF 28 24. 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. THE FOLLOWING CONDITION SHALL BE CONTINUOUSLY SATISFIED, Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 24281f-or review and approval: 25. To ensure that the subsequent Phase 2 is completed, no changes to the site will be permissible (including minor modifications) after completion of Phase 1 unless a completely new SDR is approved, or the proposed changes are implementing Phase 2. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION.... ,., SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property. An approval was granted in 1988 to demolish the single family dwelling and construct a veterinary clinic (SDR 88-11). At that time the property was zoned C-P (Professional Commercial). The site has continued to be used as a vet clinic until recently and is presently vacant. Vicinity Information: The subject site is located on the north side of SW Locust, east of SW Greenburg across from the Lincoln Center and is within the Washington Square Regional Center area. The site is bordered on the south and east by MUE-1 (Mixed Use Employment-1) zoning. To the north and west are R-12 zoned residential properties. Site Information and Proposal Description: The applicant is proposing to construct a small addition to the existing vet clinic building to bring the façade out to the street, and then construct a new two-story 2,900 square foot office building in the rear of the site. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters were received from nearby property owners. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.630 Washington Square Regional Center Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 5 OF 28 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact-Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE-1: Mixed-Use Employment 1 zoning district. The proposed use, general office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards for commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMM_ ERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 16,625 sq. ft. -Detached unit - -Boarding, lodging, rooming house Minimum Lot Width 50 ft 95 ft. Minimum Setbacks -Front yard 0'min/20'max 8.5' -Side facing street on corner&through lots - - -Side yard 0 ft 20' &40' -Side or rear yard abutting more restrictive zoning district - -Rear yard 20 ft 20' -Distance between front of garage & property line - - abutting a public or private street. Maximum Height 60 ft 26.5 ft. Maximum Site Coverage[1] 85% 70% Minimum Landscape Requirement 15% 30% Maximum Floor Area Ratio N/A Minimum Floor Area Ratio 1.25 .42 (5,206 sf)[2] [1]includes all buildings and impervious area [2]Only reflects Phase I of two phase project. Lot area is exclusive of access aisle area As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE-1 zone. This is dependent upon completion of a second phase, which the applicant has proposed to initiate within two years. After deducting areas for access, the lot area is 12,449, for a total FAR requirement of 15,561 s.f. The total square footage of Phase I will be 5,206 square feet. An additional 10,355 square feet will need to be constructed in Phase II. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied provided Phase II is constructed. CONDITION: The applicant shall submit a detailed plan illustrating how Phase II will be constructed, including provisions for parking, requirements, and a total building floor area square footage of 15,561 for both phases. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 6 OF 28 B. APPLICABLE DEVELOPMENT CODE STANDARDS Washington Square Regional Center Design Standards (18.630) Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in new non single family residential uses 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 Washington Square Regional Center. The following design standards apply to all development located within the Washington Square Regional Center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Phasing of Development Standards: Projects may use the Site Development Review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site, to the minimum development standards established in this Chapter or greater, can be achieved at ultimate build out of the site. The Planning Director may waive or modify the approval period (Section 18.360.030.C) and phased development time schedule (Section 18.360.030.E.1) for projects approved under this section. If a time period greater than that specified in Section 18.360.030.0 is necessary, it must be requested at the time of original application with a detailed time line for completion. The application proposes a 2-phase completion of the proposed improvements, as described further in the Site Development Review Standards. The first phase will include a small addition to the existing building to bring the façade out to the street, and the construction of a new 2,900 square foot office building behind the existing building. The applicant has indicated in his narrative that a second phase will be completed to satisfy the minimum Floor Area Requirement; however, insufficient detail is provided to establish whether such a plan is feasible or what timeline will be followed to implement this phase. The applicant states that such second phase would begin within 2 years of completing phase 1. To ensure that the subsequent phase is completed, no changes to the site will be permissible after completion of Phase 1 unless a completely new SDR is proposed, or the proposed changes are implementing Phase 2. Pre-Existing Uses and Developments: Chapter 18.630.030 states that notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. An addition, expansion or enlargement of such lawfully preexisting uses and structures up to twenty (20%) of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition, expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this code, or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition, expansion or NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 7 OF 28 enlargement allows. All additions, expansions, or enlargements of existing uses or structures that take place after using the 20 percent addition, expansion, or enlargement exception shall be in conformance with the development standards of this code. Projects may use the site development review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this chapter per Section 18.630.020.C. The current proposed development includes an expansion to the existing office building at the front of the property, as well as construction of a brand new building at the rear of the property. The existing building is 2,306 square feet. The proposed expansion is 2,900 square feet or 126% expansion. A future phase is also proposed that will add 10,355 square feet of office space. Therefore, this project is required to meet all the relevant standards of the Washington Square Regional Center Design Criteria. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 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 major building entrance 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 major building=entrance to a collector or greater facility is no more than one and one-half the straight-line distance. The roposal meets the Performance Option because between SW Greenburg Road and SW 77` 5,021 feet) there are 12 intersections. The straight-line distance from the subject property to the closest major collector (SW Locust) is 0 feet. Similarly, the shortest vehicle and pedestrian trip from the subject property to SW Locust is also 0 feet. Therefore, the performance option has been met. Section 18.630.050 specifies the site design standards applicable to developments in the Washington Square Regional Center. 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. The proposed expansion is along a major collector frontage. The site has 95 feet of frontage and the building occupies 38 feet (40%). There is a 20 foot side yard setback on the east side due to the abutting residential zoning designation. Also, a shared access with the parcel to the west occupies 12 feet, and the parking aisle encompasses 24 feet. The building would need to be 10 feet wider to meet this standard. While there are constraints in place on this site, the applicant has not requested an adjustment. The applicant notes that the new building will be 50 feet wide to satisfy this standard, but two issues make this statement problematic: the building is not placed along the street frontage (it is 117 feet from the right of way), and second only the second floor of the building will be 50 feet wide, with a 19 foot wide cantilever over the ground floor parking area. As such, the ground floor is only 31.5 feet wide. This standard is not met. Building setback. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 8 OF 28 Table 18.520.2 specifies that the minimum setback is 0 feet and the maximum setback is 20 feet along the front yard, and requires that a minimum of 20 feet shall be provided when the site abuts a residential zone. As specified the building respects the 20 foot minimum setback from the residential zone (to the east). The applicant's plan also calls for a small addition to the front of the existing building to bring it to 8.5 feet from the front property line in compliance with these standards. Right of way dedication of 7.5 feet will be required, bringing the building 1 foot from the property line, still in compliance with these standards. Front yard setback design. For setbacks greater than 0 feet, 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-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 18.520.040.B and Table 18.520.2. Treatments of the type described will be provided between the small building expansion and SW Locust Street. The plan shows that the three existing 11 inch caliper maple trees will be retained and supplemented with additional Kinnikinnick groundcover. 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 adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. There is a sidewalk from the public street to the existing building. This walkway is only 4 feet wide where it is constricted by an existing planter wall. A new 6 foot wide walkway is proposed between SW Locust and the new building. This walkway also serves as access to the existing building at the rear entrance. 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. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the City where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary 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. The only street that fronts this project is SW Locust. The proposed parking is accommodated along the side of the newly constructed building. This standard is met. Section 18.630.060 specifies the building design standards to control the vertical elements of new development within the Washington Square Regional Center. 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 the entire requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 9 OF 28 The proposed addition to the existing building will add 19.5 lineal feet of windows in the 24 lineal feet of frontage (81%) within the building setback area. This satisfies the standard. Building facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least 1-foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) 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 building facade that faces the public street is only 24 feet wide; therefore this standard does not apply. A previous finding noted that the building did not meet the 50% frontage requirement. A building meeting this requirement would only need to be 47.5 feet wide, and thus this standard could still be satisfied. Weather protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. A recessed covered entry is provided on the southwest corner of the proposed new building to provide protection from the elements. 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. The building will be faced with brick. The existing building will consist of brick and vertical wood siding in compliance with this standard. Roofs and roof lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building expansion will utilize a flat roof system. No false roofs will be utilized. Roof-mounted equipment. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that mechanical equipment will be screened from view. No other information has been provided regarding rooftop equipment. However, to address any subsequent need to place equipment on the roof (as may be determined through the building permit review process), should any equipment be placed on the roof, the applicant shall ensure that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment's height. Section 18.630.070 specifies additional requirements as related to signs. In general for commercial developments in the MUC zone, the requirements for signs in commercial zones as described in 18.780 shall be used. Height limits for freestanding signs shall be 10 feet. Wall signs are not permitted to extend above the roofline of the wall on which the sign is located. No height increases will be permitted. The applicant is proposing no new freestanding signs. Any subsequent sign will require application through a separate permit process. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 10 OF 28 Section 18.630.090 describes the landscaping and screening requirements applicable within the Washington Square Regional Center. 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. In addition the L-1 standard applies to setbacks on major and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, trees shall be planted at 31/z 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. 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. In addition, 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 years. The landscaping requirements will be addressed under Chapter 18.780. However, since the applicant has specified 2 inch caliper trees, the applicant will be conditioned to ensure that parking lot and street trees along the private street are a minimum of 21/2-inch diameter. FINDING: The Washington Square Regional Center Design Standards have not been met. CONDITIONS: • Prepare and submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information, in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area, and areas reserved for bicycle parking and refuse containers, and reflect a total building floor area square footage of 15,561 for both phases. • To ensure that the subsequent phase 2 is completed, no changes to the site will be permissible (including minor modifications) after completion of Phase. 1 unless a completely new SDR is approved, or the proposed changes are implementing Phase 2. • Prior to issuance of building permits for the shell building, the applicant shall submit revised landscape plans that show all trees planted will be a minimum 21/2-inch caliper size. • Prior to issuance of building permits for the shell building, the applicant shall submit revised building elevations that show that the building facade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition, the amount of windows shall be increased so that a minimum of 50% of the façade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised façade. • Prior to issuance of building permits for the shell building, the applicant shall ensure that any mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment's height. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 11 OF 28 Access, Egress and Circulation (18.705): Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the round floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On site pedestrian walkways are present between the proposed building entrance and the street that provides access and egress as well as to the parking lot. As conditioned previously in this decision, the existing building will be required to provide a revised walkway to its entry. This standard is met. 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. This standard is therefore met. 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.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 did not address this section. The applicant's engineer shall submit a preliminary sight distance certification with the PFI permit application. The reliminary certification shall provide a list of mitigation items, if necessary, to meet the standard. 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 location is not within the influence area of an intersection, therefore this criterion is met. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 12 OF 28 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 applicant did not address this standard. The driveway placement does not meet the standard, therefore an adjustment to the standard is required. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one shared point of access into the parking lot that provides 24 feet of pavement and is 30 feet wide. Therefore, this standard is met. FINDING: The access requirements have not been met. CONDITION:Prior to any site work, the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and H.4. using the criteria found in TDC 18.370.020.C.5. Landscaping and Screening (18.745): A previous condition already required that the trees be planted at 2.5 inch caliper size. The area around the existing building facade will need to be modified to comply with an earlier condition as well. This area will require other plants be provided, as the site is altered to account for the building revisions. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a landscape plan that shows four 2" caliper Japanese maple trees, 30-one gallon kinnikinnick plants, and 6 rhododendrons in addition to the variety of plant materials already on site. Three 11" maples exist along the street frontage that were planted as street trees with original site plan approval in 1988. These trees are mature, healthy, and will satisfy the current requirement for street trees. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The properties to the east and north are zoned residential (R-12). Therefore a buffer level of C is required (6 to 10 feet in width). The site contains a mix of trees and shrubs along the perimeter and the 20 foot required setback provides the required buffer distance. This standard Is met. Moreover, an existing chainlink fence with wood slats is present on the northern property line to screen the parking area. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 13 OF 28 landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot does not provide the required one tree per seven parking spaces. The landscape plan shall be revised so that two trees are added that will add canopy to cover the parking area. These trees are required to be a minimum of 2.5 inches in caliper size. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows a location for the trash cans, and the applicant has included a sign off letter from Waste Management regarding the trash and recycling method. However, the plan does not clearly indicate what type and how tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure. 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 prior finding and subsequent condition addresses this requirement. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised site plan that identifies the material and height of the trash enclosure that meets the requirements of 18.745.050(E)(4). Submit a revised landscape plan that includes the revisions necessary to address the changes for the existing building façade. This plan shall also indicate two additional trees around the parking area. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has submitted written sign off from the waste hauler (Waste Management). This standard is met. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 14 OF 28 Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse containers are accessed from the rear of the existing building, and are centrally located between the existing and the proposed new building and is visible from the proposed new building in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. This information was already required by a previous condition of approval. FINDING: The Mixed Solid Waste and Recyclables Storage design standards will be met with the imposition of previous conditions of approval. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is directly adjacent to the proposed building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 15 OF 28 of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application; therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot associated with the office building development has a total of 14 parking spaces. Therefore, the applicant will not be required to reserve any of the proposed parking for carpool/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 14 parking spaces, therefore, one (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one (1) ADA space that will be in compliance with the ADA requirements. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 16 OF 28 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 18.810.030P, 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. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family.and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked clearly marked as such. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant shows wheel stops in front of some of the spaces, but not for others. Wheel stops will need to be shown on the final construction plans. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. 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. The applicant's plans indicate that the standard parking spaces will be 8.5 feet by 18 feet and 7.5 feet by 16.5 feet for compact spaces. The access aisle will be 24 feet wide. The applicant proposes that of the 14 parking spaces, 4 will be compact. Therefore, these standards have been satisfied. The parking aisle terminates at the northern edge of the property, with no area provided for the last parking space to turn around. This will need to be corrected on the final construction plans. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 17 OF 28 is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows an area for bicycle racks. 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 development is required to provide 3 bicycle rack spaces. The applicant has provided a detail of the bicycle rack that shows three parking spaces. 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's bicycle rack design and location as shown on the site plan meet this standard. 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 buildings will be required to provide a 3-stall bicycle rack. 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 Uses is 2.7 spaces per 1,000 square feet. The applicant's proposal is for the building expansion and new building totaling 5,206 square feet. This will require 14 stalls. The site plan shows 14 stalls for this project. Staff had imposed a condition previously (regarding the amount of building frontage) that could increase the square footage of the existing building beyond the applicant's proposal, and consequently could increase the amount of required parking. Alternatively, if the applicant proposes to construct a wall structure to occupy the minimum frontage, the minimum parking will not be affected. This will need to be evaluated with the future revisions. 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 sum area of both buildings is not greater than 10,000 square feet, therefore, the applicant is not required to provide a loading space. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 18 OF 28 FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • The compact parking spaces shall be marked as "compact" or with a large "C". • Wheel stops or curbs are required three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in the walkway. • The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn around movement. • The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An elevation detail showing the design of the bike rack is also required. • Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle. • Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. 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 provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report addressing the trees on the property. There are 19 trees over 6 inches in diameter. There are only 3 trees greater than 12 inches in diameter. All three of these trees will be retained along the street as street trees. As such, no mitigation is required. The arborist's tree plan included recommendations for tree protection that will need to be implemented prior to and during construction. Of greatest importance is the protection of the 12 inch trees along the street. FINDING: The applicant's tree plan meets the requirements of this chapter. The applicant's arborist recommended protection measures that should be implemented to protect the trees on site. CONDITION: Prior to site work, the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely, an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 19 OF 28 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's site plan indicates that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS 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 Washington Square Regional Center Design Standards. The site is not in an area identified as prone to sliding. The building has a 20-foot buffer from the nearest adjoining residential property, thus, providing adequate light and air circulation. The Building Division will require adequate fire protection per the Uniform Building Code. All the trees greater than 12 inches in diameter will be preserved. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 20 OF 28 observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. There are no laundry or service areas. Mail will be delivered to the suite occupants directly. No lighting plan was submitted to demonstrate compliance with the remainder of this standard. FINDING: Based on the analysis above, this standard has not been met. CONDITION: The applicant shall submit revised site/elevation plans that show light fixtures on the building and in the parking lot which will sufficiently illuminate the site. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Locust Street, which is not on a Tri-met transit route, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Locust Street, which is classified as a Major Collector in the City of Tigard Regional Center Plan for Washington Square. At present, there is approximately 40 feet of ROW on the north side of centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 43.5 feet from centerline for a total of 87 feet of right of way width. SW Locust is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that meet the standards for a Major Collector. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 21 OF 28 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 existing grades on Locust are much less than 12% and the half-street improvements will not change the vertical grades, 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. A 5-foot-wide curb-tight concrete sidewalk already exists along the frontage. The Washington Square Regional Center Standards require a 14 foot wide combination sidewalk/planter strip. The applicant will be required to reconstruct this sidewalk to meet this standard. The existing trees may be retained, if proper care is taken during the construction. If the trees are adversely impacted,then new street trees will be required. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated the existing 4-inch sewer lateral will be adequate to serve the existing and proposed buildings. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this 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 the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 22 OF 28 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that they will be providing on-site detention. The applicant's engineer will need to provide calculations with the PFI permit submittal for review and approval. 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. Locust Street is a designated as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. There is no existing bike lane, and to provide one for such limited frontage would not contribute to the overall bicycle system capacity. The cost of the bike lane will be assessed for future installation as part of a larger LID project. By paying funds to the City for these improvements, the applicant will meet this criterion. The amount of the striping would be as follows: • 80 feet of 8-inch white stripe, at $2.50/If $200.00 • 2 Mono-directional reflective markers © $4.00/ea $ 8.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows © $100/ea $100.00 $483.00 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 Washington Square standard is for a 5 foot bicycle lane on a Major Collector 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. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 23 OF 28 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 Locust Street. If the fee in- lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $3,330.25. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District provides service in this area. The applicant has indicated that the proposed building will be served by the existing meter. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review a grading/erosion control plan. An NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 24 OF 28 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real roperty dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $11,609 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 $36,278 ($11,609 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 $24,669. The applicant is required to dedicate 3.5 feet of additional right of way, across 95 feet of street frontage (332.5 square feet). The value of this dedication is approximately $4,987 (332.5 x $15/s.f.) In addition, the applicant shall reconstruct the street section to current standard at an approximate cost of $19,000 ($200 x 95 I.f.). The applicant is also required to contribute funds towards bike lane improvements in the amount of $483. As the value of the right of way, 1/2 street improvement and bike lane improvements is $24,470, less than the remaining unmitigated impact, it is clearly proportionate to exact these improvements SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Department has reviewed the proposal and has no objections. The City of Tigard Police Department has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 25 OF 28 The City of Tigard Urban Forester has reviewed the proposal and comments that the wire baskets shall be removed from the new plantings. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and has no additional comments. Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 4) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 5) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 6) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 7) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" si ns shall be installed on one or both sides of the roadway and in turnarounds as needed. UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 8) 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) 9) 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) NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 26 OF 28 10) 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) 11) 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 creater than x.5 the next whole number of hydrants shall be used. There shall not be less han 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) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) 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) 14) 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) 15) 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) 16) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) Please contact Eric McMullen at (503) 612-7010 with any additional questions. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 27 OF 28 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2004 AND BECOMES EFFECTIVE ON SEPTEMBER 24, 2004 UNLESS AN APPEAL IS FILED. Apped: 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. 1 THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 23, 2004. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. September 9, 2004 P PARE Y: Morgan T cy D ATE Associate Planner Gc.c 1 September 9, 2004 ° eV : :': '"c .r. '. :ewer fo ' DATE Planning Manag,- is\curpin\morgan\workspace\sdr\sdr2003-00010 freeman\sdr2003-00010 draft decision.doc NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 28 OF 28 CITYof TIGARD GEOGRAPHIC INFORMATION SYSTEM a_ s D � VICINITY MAP (---- BORDERS SDR2003-00010 I H LEHMANN FREEMAN OFFICE 7 .1111111111 i. BUILDING / 1 I . 1. r 8 A CORAL ST il MEM II SITE A krilipr- _____ ____ 1111 EMI LOCUST S- 1 'L. r ,„a; t— ' • _ , .. _Q Eta`BONITA An \ n atCf e EW R0-/ ,t...Du9}SAM1t Rn. I ) MAPLELEAF ST 4 Tigard Area Map / -" IIII • OSv 0 100 200 300 400 500 feet ' I 1"=391 feet - - _ A City of 10 of Tigard ard Information on this map is for general location only and should a ion on venfied t is the Development Services ly Division and 13125 SW Hall Blvd - Tlgard,OR 97223 (503)639.4171 • • I httpJ/ww,v.d.ligard.Or.us Community Development Plot date:Jul 7,2004;C:\magic\MAGIC03.APR _-71" ►sag° L "r__---Hs.is'_- . - ------ illslik I▪. 1 ▪ • IMA 1 5. 32 .-'fltriff. /frJy,44ya .b _ =ssaI . ._. 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APPLICATION SUMMARY FILE NAME: FREEMAN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00010 PROPOSAL: The applicant is requesting Site Development Review to construct a 226 square foot addition to the existing office building, and construct a new two-story 2,900 square foot office building behind the existing building. APPLICANT: TSE Investments, LLC OWNER: Same Attn: Ed Freeman P.O. Box 1754 Lake Oswego, OR 97035 LOCATION: 9385 SW Locust Street, WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 . Mixed Use Employment 1 The MUE-1 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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 Del eloppient Director's designee has APPROVED the above request subject to cef�in=c ot�di'ians of app4O The.;findings and conclusions on which the decision is based are noted in the fltjl+degI iQn, evaila�l+ t i iall. THIS ARRR03 �k '{ — .' BIB or NTHS FROM ® . IION. 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 (254) 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 SEPTEMBER 9, 2004 AND BECOMES EFFECTIVE ON SEPTEMBER 24, 2004 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23, 2004. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. T ; e:. e: '� °� ` $ � VICINITY u P� , % _ �i: SDR2003-00010 ,,_ .AI1r �� f- FREEMAN OFFICE 7 `� BUILDING • NMI. - - I CM 111 • - MP INIII M _•11 I: 1 I �' -- l_ IUI 4 � aurU=.��IT � 4� /7 (- -- /1111 A -IINF A Sill .,,' .r...w City ofTiprd \� �.rrwrr.nnm...e.•e.o.e, OiMw.M k 6' VA:P ,� _ : 5 5 F a j P. I z 0 Z ; I il' '. ; ....... --- . . g 0 1 t Ia ; Q a 0 I U- 1 ( O Y I 1 11 U iLi./. SW LOCUST STREET — — CITY OF TIGARD RD r SDR2003-00010 SITE PLAaJ (Map is not to scale) N FREEMAN OFFICE BLDG.ADDITION NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY TY OF OF TIGARD Community Deve(opment Shaping Better Community DATE OF NOTICE: July 7, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00010 Type II Land Use Application FILE NAME: FREEMAN OFFICE BUILDING ADDITION PROPOSAL: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. 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 JULY 21, 2004. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(o�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 AUGUST 27, 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." �J -- Pent VICINITY KAP ■ �� SDR2003-00010 41,411111111 FREEMAN OFFICE BUILDING --- - u!! ARV' ='M - .�- VII °_,u 111.111 UNII p isrp /1111 11 I as C® w.. REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 8/13/04 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SDR2003-00010 Freeman Office Building 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 did not address this section. The applicant's engineer shall submit a preliminary sight distance certification with the PFI permit application. The preliminary certification shall provide a list of mitigation items, if necessary, to meet the standard. 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 location is not within the influence area of an intersection, therefore this criterion is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 1 The applicant did not address this standard. The driveway placement does not meet the standard, therefore an adjustment to the standard is required. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Major Collector street to have a 87 right-of-way width and 59-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 Locust Street, which is classified as a Major Collector in the City of Tigard Regional Center Plan for Washington Square. At present, there is approximately 40 feet of ROW on the north side of centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 43.5 feet from centerline. SW Locust is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that meet the standards for a Major Collector. 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 existing grades on Locust are much less than 12% and the half-street improvements will not change the vertical grades, therefore this criterion is met. ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 2 Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 3 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated the existing 4-inch sewer lateral will be adequate to serve the existing and proposed buildings. 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 impacts. ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 4 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that they will be providing on-site detention. The applicant's engineer will need to provide calculations with the PFI permit submittal for review and approval. 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. Locust Street is a designated as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. CHECK TSP The amount of the striping would be as follows: • 80 feet of 8-inch white stripe, at $2.50/If $200.00 • 2 Mono-directional reflective markers @ $4.00/ea $8.00 • 1 Bike lane legends @ $175/ea $175.00 ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 5 • 1 Directional mini-arrows @ $100/ea $100.00 $483.00 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 Washington Square standard is for a 5 foot bicycle lane on a Major Collector 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. 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. ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 6 There are existing overhead utility lines along the frontage of SW Locust Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $ 3330.25. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District provides service in this area. The applicant has indicated that the proposed building will be served by the existing meter. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 7 storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division, as a part of the site permit review, will review a grading/erosion control plan. An NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 8 work in the public right-of-way. Eight (8) 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). Additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Locust Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Major Collector street from curb to centerline equal to 29.5 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. 14 foot concrete sidewalk (or combination sidewalk and planter strip); F. street trees in the planter strip spaced per TDC requirements; G. street striping; ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 9 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 Locust Street in a safe manner, as approved by the Engineering Department. A profile of Locust Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Prior to issuance of the site permit, the applicant shall pay $483.00 to the City for the striping of the bike lane along the frontage of Locust Street. The applicant's engineer shall provide a post-street improvement sight distance certification. The applicant shall provide an on-site water quality and detention 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SDR2003-00010 Freeman Office PAGE 10 The applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3330.25 and it shall be paid prior to 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 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 SDR2003-00010 Freeman Office PAGE 11 TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue July 15, 2004 Morgan Tracy, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Freeman Office Building Addition Dear Morgan, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 4) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 5) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 6) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)—(See diagrams on back) 7) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 8) 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) 7401 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel. (503)612-7000• Fax(503)612-7003•www.tvfr.com 9) 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) 10) 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) 11) 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) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) 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) 14) 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) 15) 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) 16) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) Page 2 of 2 Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 .. L REQUEST FOR COMMENTS CIT 141 TIGARD Community(Development Shaping A Better Community DATE: July 7,2004 RECEIVED PLANNING TO: lim Wolf,Tigard Police Department Crime Prevention Officer JUL 1 4 2004 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: [5031639-4111/Fax: (5031684-7291 SITE DEVELOPMENT REVIEW MDR]2003-00010 FREEMAN OFFICE BUILDING ADDITION REQUEST: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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: JULY 21, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: 6 .\10\k -\`� a5/1\ 4111i4h, REQUEST FOR COMMENTS A. CITY OF TIGARD RECEIVED PLANNING Community Development Shaping)t Better Community DATE: luty 7,2004 JUL 1 9 2004 TO: Lee Walker,CleanWater Services/SWMYafu1F TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) Phone: (503)639-4171/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW(MR)2003-00010 ➢ FREEMAN OFFICE BUILDING ADDITION.4 REQUEST: The applicant is requesting Site Development Review approval for construction of a 2.26 square foot addition to the existing new two-story 2,900 square toot office building. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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: JULY 21, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: c.44- r24.:s c'i_. rG;Q Cr ": L�.-N"1;� i�i��- _ .. 0‘^ e} o Zip.;2 ; t�� « }�yl?E%r ? 'iri7.' /9j, ;C r ' - c- 4 t Name & Number of Person Commenting: grk ''4111 REQUEST FOR COMMEN i CITY'OFTIGARD Cormunity cDeve(opment Shaping A Better Community DATE: July 1,2004 TO: Matt Stine,Urban Forester/Public Works Annex FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) Phone: [5031 639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00010 FREEMAN OFFICE BUILDING ADDITION REQUEST: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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: JULY 21, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: �l.ri'10V't' 1 I QE B►,k�n FRO r 1 1oo r at}-►-{.s Rr rl M E of ri-twm X. Name & Number of Person Commenting: y 5T-m COUNTYWIDE Date: p - � o4 Plans Check No. TRAFFIC IMPACT FEE Project Title: WORKSHEET (FOR NON-SINGLE FAMILY USES) Applicant: REQueST FpCh f\\016 Ic.) Mailing Address: Tax Map No. Site Address: Land Use Category Rate Per Trip Payment Method ❑ RESIDENTIAL $269.00 ❑ CASH/CHECK ❑ BUSINESS/COMMERCIAL $ 68.00 ❑ CREDIT OFFICE $247.00 ❑ BANCROFT(PROMISSORY NOTE) ❑ INDUSTRIAL $259.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $111.00 LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) 7/6A o ce- ict. BASIS ciriercif ;610 Sj. CALCULATIONS �.q x 142.37_ ,q7. y7 - ►-��s o, 47 >4. .2q7,0.3 _ 11,609 — ADDITIONAL NOTES �u PROJECT TRIP GENERATION ROAD AMOUNT TRANSIT AMOUNT TOTAL FEE 00 l0 66.9‘' 9`10" X11 60? PREPARED BY REQUEST FOR COMME CITY OF T IGARD Community(Development Shaping,a Better Community DATE: July 1,2004 TO: Brian Blalock,Commercial Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: [5031 639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR]2003-00010 FREEMAN OFFICE BUILDING ADDITION REQUEST: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. LOCATION: 9385 SW Locust Street; WCTM 1 S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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: JULY 21, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If ou have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 7' 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: R[A N ft L4 L o C f �� 2.z./436. REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: July 1,2004 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: (5031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW ISDRI 2003-00010 ➢ FREEMAN OFFICE BUILDING ADDITION REQUEST: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. LOCATION: 9385 SW Locust Street; WCTM 1 S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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: JULY 21, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: t CITY TIGARD REQUEST FOR COI ENTS (� ,l NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS Cf �" e- FILE NOS.: SPgZaorS" CCI9 "b FILE NAME: I , 4.4c 1 Ogict CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South ❑West ElProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs POLICE DEPTJJim Wolf,Crime Prevention Officer :w-BUILDING DIVISION/Gary Lampella,Building Official V ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer WATER DEPT./Dennis Koellermeier,Public Works Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/John Roy,Property Manager V 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.*�UALATIN VALLEY FIRE&RESCUE♦ ; TUALATIN VALLEY WATER DISTRICT* 8 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 _ 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(Powerlines 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(IGA/uRB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Phil Healy(Ica✓uRB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(General Apps.) 1900 SW 410 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(crAaco)M5 rn Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(zcA)Ms 15 Doria Mateja(ZCA)MS 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Perme Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _ t SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. 1TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice 15"kW rm Area Contact) of Project is Within'G Mae of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering 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..Map fa Ar..cwrxi Diana Carpenter,A,e.Ewn.1/+u9awi 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:\patty\masters\Request For Comments Notification Lisl.doc (UPDATED: 17-Jul-03) (Also update:"i:\curpin\setup\labels\annexation_utililies and franchises.doc"when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING A, CITY OF TICaARD Community(Development Shaping a Better Community I, Patricia L. Luord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative SpeciaCut for the City of Cigar ; 'Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-00010/FREEMAN OFFICE 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 September 9,2004, and deposited in the United States Mail on September 9,2004, postage prepaid. 0, 1•1„. (Person th. - -par-, ► : ice) STATE OF O414GON ) County of Washington ss. City Subscribed and sworn/affirmed before me on the J j day of (0C4th. ___ , 2004. � � OFFICIAL SEAL SUE ROSS NOTARY PUBLIC OREGON NOTARY 1i1 OF OR GON COMMISSION N0.375152 i MY COMMISSION EXPIRES DEC.1,2007 My Com —f n Expires: I —0 1 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00010i'i? CITY OF TIGARD FREEMAN OFFICE BUILDING Community Development Shaping,!Better Community 120 DAYS = 11/3/2004 SECTION I. APPLICATION SUMMARY FILE NAME: FREEMAN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00010 PROPOSAL: The applicant is requesting Site Development Review to construct a 226 square foot addition to the existing office building, and construct a new two-story 2,900 square foot office building behind the existing building. APPLICANT: TSE Investments, LLC OWNER: Same Attn: Ed Freeman P.O. Box 1754 Lake Oswego, OR 97035 LOCATION: 9385 SW Locust Street, WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1. Mixed Use Employment 1 The MUE-1 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 1 OF 28 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division n-( an Tracy, 639:4171T ext. 242-8) for review and approval: 1 . Prior to site work, the applicant shall submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information, in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area, and areas reserved for bicycle parking and refuse containers, and reflect a total building floor area square footage of 15,561 for both phases. 2. Prior to site work, the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely, an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. 3. Prior to any site work, the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and HA. using the criteria found in TDC 18.370.020.0.5. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of- way. Eight (8) 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). 5. Prior to issuance of a site permit, 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. 6. 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). 7. Prior to issuance of a site permit, additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 8. Prior to issuance of a site permit, the applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicates that they will construct a half-street improvement along the frontage of Locust Street. The improvements adjacent to this site shall include: NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 2 OF 28 A. City standard pavement section for a Major Collector street from curb to centerline equal to 29.5 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. 14 foot concrete sidewalk (or combination sidewalk and 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); and L. adjustments in vertical and/or horizontal alignment to construct SW Locust Street in a safe manner, as approved by the Engineering Department. 9. Prior to issuance of a site permit, a profile of Locust Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Prior to issuance of the site permit, the applicant shall pay $483.00 to the City for the striping of the bike lane along the frontage of Locust Street. 11. Prior to issuance of a site permit, the applicant's engineer shall provide a post-street improvement sight distance certification. 12. Prior to issuance of a site permit , the applicant shall provide an on-site water quality and detention 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 13. Prior to issuance of building permits, the applicant shall submit revised landscape plans that show all trees planted will be a minimum 2Y2-inch caliper size. 14. Prior to issuance of building permits, the applicant shall submit revised building elevations that show that the building façade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition, the amount of windows shall be increased so that a minimum of 50% of the façade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised façade. 15. Prior to issuance of building permits, submit a revised landscape plan that includes the revisions necessary to address the changes for the existing building façade. This plan shall also indicate two additional trees around the parking area. 16. Prior to issuance of building permits, the applicant shall ensure that any mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment s height. 17. Prior to issuance of building permits, the applicant shall submit a revised site plan that includes the following revisions: NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 3 OF 28 A. The material and height of the trash enclosure shall be identified and meet the requirements of 18.745.050(E)(4); B. The compact parking spaces shall be marked as "compact" or with a large "C"; C. Wheel stops or curbs shall be placed three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in the walkway; D. The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn around movement; E. The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An elevation detail showing the design of the bike rack is also required; F. Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle; and G. Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. 18. Prior to issuance of building permits, the applicant shall submit revised site/elevation plans that show light fixtures on the building and in the parking lot which will sufficiently illuminate the site. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 19. Prior to final building inspection, the applicant shall complete the proposed improvements in substantial conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. 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. 21 . 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). 22. The applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,330.25 and it shall be paid prior to final building inspection. 23. 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. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 4 OF 28 24. 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. THE FOLLOWING CONDITION SHALL BE CONTINUOUSLY SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-41-T1, ext. 2428) for review and approval: 25. To ensure that the subsequent Phase 2 is completed, no changes to the site will be permissible (including minor modifications) after completion of Phase 1 unless a completely new SDR is approved, or the proposed changes are implementing Phase 2. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property. An approval was granted in 1988 to demolish the single family dwelling and construct a veterinary clinic (SDR 88-11). At that time the property was zoned C-P (Professional Commercial). The site has continued to be used as a vet clinic until recently and is presently vacant. Vicinity Information: The subject site is located on the north side of SW Locust, east of SW Greenburg across from the Lincoln Center and is within the Washington Square Regional Center area. The site is bordered on the south and east by MUE-1 (Mixed Use Employment-1) zoning. To the north and west are R-12 zoned residential properties. Site Information and Proposal Description: The applicant is proposing to construct a small addition to the existing vet clinic building to bring the façade out to the street, and then construct a new two-story 2,900 square foot office building in the rear of the site. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters were received from nearby property owners. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.630 Washington Square Regional Center Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 5 OF 28 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Makin Procedures 18.390 Impact-Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE-1: Mixed-Use Employment 1 zoning district. The proposed use, general office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards for commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 16,625 sq. ft. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 95 ft. Minimum Setbacks - Front yard 0'min/20'max 8.5' -Side facing street on corner&through lots - - -Side yard 0 ft 20' &40' -Side or rear yard abutting more restrictive zoning district - - Rear yard 20 ft 20' - Distance between front of garage & property line - - abutting a public or private street. Maximum Height 60 ft 26.5 ft. Maximum Site Coverage [1] 85% 70% Minimum Landscape Requirement 15% 30% Maximum Floor Area Ratio N/A Minimum Floor Area Ratio 1.25 .42 (5,206 sf) [2] [1]includes all buildings and impervious area [2]Only reflects Phase I of two phase project. Lot area is exclusive of access aisle area As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE-1 zone. This is dependent upon completion ofya second phase, which the applicant has proposed to initiate within two years. After deducting areas for access, the lot area is 12,449, for a total FAR requirement of 15,561 s.f. The total square footage of Phase I will be 5,206 square feet. An additional 10,355 square feet will need to be constructed in Phase II. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied provided Phase II is constructed. CONDITION: The applicant shall submit a detailed plan illustrating how Phase II will be constructed, including provisions for parking, landscape requirements, and a total building floor area square footage of 15,561 for both phases. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 6 OF 28 B. APPLICABLE DEVELOPMENT CODE STANDARDS Washington Square Regional Center Design Standards (18.630) Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in new non single family residential uses 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 Washington Square Regional Center. The following design standards apply to all development located within the Washington Square Regional Center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Phasing of Development Standards: Projects may use the Site Development Review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site, to the minimum development standards established in this Chapter or greater, can be achieved at ultimate build out of the site. The Planning Director may waive or modify the approval period (Section 18.360.030.C) and phased development time schedule (Section 18.360.030.E.1) for projects approved under this section. If a time period greater than that specified in Section 18.360.030.0 is necessary, it must be requested at the time of original application with a detailed time line for completion. The application proposes a 2-phase completion of the proposed improvements, as described further in the Site Development Review Standards. The first phase will include a small addition to the existing building to bring the façade out to the street, and the construction of a new 2,900 square foot office building behind the existing building. The applicant has indicated in his narrative that a second phase will be completed to satisfy the minimum Floor Area Requirement; however, insufficient detail is provided to establish whether such a plan is feasible or what timeline will be followed to implement this phase. The applicant states that such second phase would begin within 2 years of completing phase 1. To ensure that the subsequent phase is completed, no changes to the site will be permissible after completion of Phase 1 unless a completely new SDR is proposed, or the proposed changes are implementing Phase 2. Pre-Existing Uses and Developments: Chapter 18.630.030 states that notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. An addition, expansion, or enlargement of such lawfully preexisting uses and structures up to twenty (20%) of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition, expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this code, or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition, expansion or NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 7 OF 28 enlargement allows. All additions, expansions, or enlargements of existing uses or structures that take place after using the 20 percent addition, expansion, or enlargement exception shall be in conformance with the development standards of this code. Projects may use the site development review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this chapter per Section 18.630.020.C. The current proposed development includes an expansion to the existing office building at the front of the property, as well as construction of a brand new building at the rear of the property. The existing building is 2,306 square feet. The proposed expansion is 2,900 square feet or 126% expansion. A future phase is also proposed that will add 10,355 square feet of office space. Therefore, this project is required to meet all the relevant standards of the Washington Square Regional Center Design Criteria. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 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 major building entrance 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 major building=entrance to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Performance Option because between SW Greenburg Road and SW 77t 5,021 feet) there are 12 intersections. The straight-line distance from the subject property to the closest major collector (SW Locust) is 0 feet. Similarly, the shortest vehicle and pedestrian trip from the subject property to SW Locust is also 0 feet. Therefore, the performance option has been met. Section 18.630.050 specifies the site design standards applicable to developments in the Washington Square Regional Center. 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. The proposed expansion is along a major collector frontage. The site has 95 feet of frontage and the building occupies 38 feet (40%). There is a 20 foot side yard setback on the east side due to the abutting residential zoning designation. Also, a shared access with the parcel to the west occupies 12 feet, and the parking aisle encompasses 24 feet. The building would need to be 10 feet wider to meet this standard. While there are constraints in place on this site, the applicant has not requested an adjustment. The applicant notes that the new building will be 50 feet wide to satisfy this standard, but two issues make this statement problematic: the building is not placed along the street frontage (it is 117 feet from the right of way), and second only the second floor of the building will be 50 feet wide, with a 19 foot wide cantilever over the ground floor parking area. As such, the ground floor is only 31.5 feet wide. This standard is not met. Building setback. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 8 OF 28 Table 18.520.2 specifies that the minimum setback is 0 feet and the maximum setback is 20 feet along the front yard, and requires that a minimum of 20 feet shall be provided when the site abuts a residential zone. As specified the building respects the 20 foot minimum setback from the residential zone (to the east). The applicant's plan also calls for a small addition to the front of the existing building to bring it to 8.5 feet from the front property line in compliance with these standards. Right of way dedication of 7.5 feet will be required, bringing the building 1 foot from the property line, still in compliance with these standards. Front yard setback design. For setbacks greater than 0 feet, 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-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 18.520.040.B and Table 18.520.2. Treatments of the type described will be provided between the small building expansion and SW Locust Street. The plan shows that the three existing 11 inch caliper maple trees will be retained and supplemented with additional Kinnikinnick groundcover. 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 adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. There is a sidewalk from the public street to the existing building. This walkway is only 4 feet wide where it is constricted by an existing planter wall. A new 6 foot wide walkway is proposed between SW Locust and the new building. This walkway also serves as access to the existing building at the rear entrance. 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. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the City where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary 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. The only street that fronts this project is SW Locust. The proposed parking is accommodated along the side of the newly constructed building. This standard is met. Section 18.630.060 specifies the building design standards to control the vertical elements of new development within the Washington Square Regional Center. 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 the entire requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 9 OF 28 The proposed addition to the existing building will add 19.5 lineal feet of windows in the 24 lineal feet of frontage (81%) within the building setback area. This satisfies the standard. Building facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least 1-foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) 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 building façade that faces the public street is only 24 feet wide; therefore this standard does not apply. A previous finding noted that the building did not meet the 50% frontage requirement. A building meeting this requirement would only need to be 47.5 feet wide, and thus this standard could still be satisfied. Weather protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. A recessed covered entry is provided on the southwest corner of the proposed new building to provide protection from the elements. 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. The building will be faced with brick. The existing building will consist of brick and vertical wood siding in compliance with this standard. Roofs and roof lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building expansion will utilize a flat roof system. No false roofs will be utilized. Roof-mounted equipment. All roof-mounted equipment must be screened from view public adjacent ublic streets. Satellite dishes and other communication equipment must be set adjacent or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that mechanical equipment will be screened from view. No other information has been provided regarding rooftop equipment. However, to address any subsequent need to place equipment on the roof (as may be determined through the building permit review process), should any equipment be placed on the roof, the applicant shall ensure that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment's height. Section 18.630.070 specifies additional requirements as related to signs. In general for commercial developments in the MUC zone, the requirements for signs in commercial zones as described in 18.780 shall be used. Height limits for freestanding signs shall be 10 feet. Wall signs are not permitted to extend above the roofline of the wall on which the sign is located. No height increases will be permitted. The applicant is proposing no new freestanding signs. Any subsequent sign will require application through a separate permit process. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 10 OF 28 Section 18.630.090 describes the landscaping and screening requirements applicable within the Washington Square Regional Center. 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. In addition the L-1 standard applies to setbacks on major and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. 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. In addition, 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 years. The landscaping requirements will be addressed under Chapter 18.780. However, since the applicant has specified 2 inch caliper trees, the applicant will be conditioned to ensure that parking lot and street trees along the private street are a minimum of 2%-inch diameter. FINDING: The Washington Square Regional Center Design Standards have not been met. CONDITIONS: • Prepare and submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information, in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area, and areas reserved for bicycle parking and refuse containers, and reflect a total building floor area square footage of 15,561 for both phases. • To ensure that the subsequent phase 2 is completed, no changes to the site will be permissible (including minor modifications) after completion of Phase 1 unless a completely new SDR is approved, or the proposed changes are implementing Phase 2. • Prior to issuance of building permits for the shell building, the applicant shall submit revised landscape plans that show all trees planted will be a minimum 21/2-inch caliper size. • Prior to issuance of building permits for the shell building, the applicant shall submit revised building elevations that show that the building façade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition, the amount of windows shall be increased so that a minimum of 50% of the facade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised façade. • Prior to issuance of building permits for the shell building, the applicant shall ensure that any mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment's height. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 11 OF 28 Access, Egress and Circulation (18.705): Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On site pedestrian walkways are present between the proposed building entrance and the street that provides access and egress as well as to the parking lot. As conditioned previously in this decision, the existing building will be required to provide a revised walkway to its entry. This standard is met. 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. This standard is therefore met. 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.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 did not address this section. The applicant's engineer shall submit a preliminary sight distance certification with the PFI permit application. The reliminary certification shall provide a list of mitigation items, if necessary, to meet the standard. 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 location is not within the influence area of an intersection, therefore this criterion is met. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 12 OF 28 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 applicant did not address this standard. The driveway placement does not meet the standard, therefore an adjustment to the standard is required. 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 shared point of access into the parking lot that provides 24 feet of pavement and is 30 feet wide. Therefore, this standard is met. FINDING: The access requirements have not been met. CONDITION:Prior to any site work, the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and H.4. using the criteria found in TDC 18.370.020.C.5. Landscaping and Screening (18.745): A previous condition already required that the trees be planted at 2.5 inch caliper size. The area around the existing building façade will need to be modified to comply with an earlier condition as well. This area will require other plants be provided, as the site is altered to account for the building revisions. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a landscape plan that shows four 2" caliper Japanese maple trees, 30-one gallon kinnikinnick plants, and 6 rhododendrons in addition to the variety of plant materials already on site. Three 11" maples exist along the street frontage that were planted as street trees with original site plan approval in 1988. These trees are mature, healthy, and will satisfy the current requirement for street trees. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The properties to the east and north are zoned residential (R-12). Therefore a buffer level of C is required (6 to 10 feet in width). The site contains a mix of trees and shrubs along the perimeter and the 20 foot required setback provides the required buffer distance. This standard Is met. Moreover, an existing chainlink fence with wood slats is present on the northern property line to screen the parking area. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 13 OF 28 landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot does not provide the required one tree per seven parking spaces. The landscape plan shall be revised so that two trees are added that will add canopy to cover the parking area. These trees are required to be a minimum of 2.5 inches in caliper size. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows a location for the trash cans, and the applicant has included a sign off letter from Waste Management regarding the trash and recycling method. However, the plan does not clearly indicate what type and low tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure. 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 prior finding and subsequent condition addresses this requirement. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Submit a revised site plan that identifies the material and height of the trash enclosure that meets the requirements of 18.745.050(E)(4). • Submit a revised landscape plan that includes the revisions necessary to address the changes for the existing building façade. This plan shall also indicate two additional trees around the parking area. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has submitted written sign off from the waste hauler (Waste Management). This standard is met. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 14 OF 28 Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse containers are accessed from the rear of the existing building, and are centrally located between the existing and the proposed new building and is visible from the proposed new building in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. This information was already required by a previous condition of approval. FINDING: The Mixed Solid Waste and Recyclables Storage design standards will be met with the imposition of previous conditions of approval. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street p arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is directly adjacent to the proposed building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form NOTICE OF TYPE II DECISION SDR2003-00010JFREEMAN OFFICE PAGE 15 OF 28 of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application; therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot associated with the office building development has a total of 14 parking spaces. Therefore, the applicant will not be required to reserve any of the proposed parking for carpool/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 14 parking spaces, therefore, one (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one (1) ADA space that will be in compliance with the ADA requirements. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 16 OF 28 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. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked clearly marked as such. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant shows wheel stops in front of some of the spaces, but not for others. Wheel stops will need to be shown on the final construction plans. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. 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. The applicant's plans indicate that the standard parking spaces will be 8.5 feet by 18 feet and 7.5 feet by 16.5 feet for compact spaces. The access aisle will be 24 feet wide. The applicant proposes that of the 14 parking spaces, 4 will be compact. Therefore, these standards have been satisfied. The parking aisle terminates at the northern edge of the property, with no area provided for the last parking space to turn around. This will need to be corrected on the final construction plans. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 17 OF 28 is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows an area for bicycle racks. 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 development is required to provide 3 bicycle rack spaces. The applicant has provided a detail of the bicycle rack that shows three parking spaces. 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's bicycle rack design and location as shown on the site plan meet this standard. 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 buildings will be required to provide a 3-stall bicycle rack. 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 Uses is 2.7 spaces per 1,000 square feet. The applicant's proposal is for the building expansion and new building totaling 5,206 square feet. This will require 14 stalls. The site plan shows 14 stalls for this project. Staff had imposed a condition previously (regarding the amount of building frontage) that could increase the square footage of the existing building beyond the applicant's proposal, and consequently could increase the amount of required parking. Alternatively, if the applicant proposes to construct a wall structure to occupy the minimum frontage, the minimum parking will not be affected. This will need to be evaluated with the future revisions. 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 sum area of both buildings is not greater than 10,000 square feet, therefore, the applicant is not required to provide a loading space. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 18 OF 28 FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • The compact parking spaces shall be marked as "compact" or with a large "C". • Wheel stops or curbs are required three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in the walkway. • The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn around movement. • The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An elevation detail showing the design of the bike rack is also required. • Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle. • Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. Siqns (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 118.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report addressing the trees on the property. There are 19 trees over 6 inches in diameter. There are only 3 trees greater than 12 inches in diameter. All three of these trees will be retained along the street as street trees. As such, no mitigation is required. The arborist's tree plan included recommendations for tree protection that will need to be implemented prior to and during construction. Of greatest importance is the protection of the 12 inch trees along the street. FINDING: The applicant's tree plan meets the requirements of this chapter. The applicant's arborist recommended protection measures that should be implemented to protect the trees on site. CONDITION: Prior to site work, the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely, an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 19 OF 28 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's site plan indicates that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS 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 Washington Square Regional Center Design Standards. The site is not in an area identified as prone to sliding. The building has a 20-foot buffer from the nearest adjoining residential property, thus, providing adequate light and air circulation. The Building Division will require adequate fire protection per the Uniform Building Code. All the trees greater than 12 inches in diameter will be preserved. 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 NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 20 OF 28 observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. There are no laundry or service areas. Mail will be delivered to the suite occupants directly. No lighting plan was submitted to demonstrate compliance with the remainder of this standard. FINDING: Based on the analysis above, this standard has not been met. CONDITION: The applicant shall submit revised site/elevation plans that show light fixtures on the building and in the parking lot which will sufficiently illuminate the site. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Locust Street, which is not on a Tri-met transit route, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Locust Street, which is classified as a Major Collector in the City of Tigard Regional Center Plan for Washington Square. At present, there is approximately 40 feet of ROW on the north side of centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 43.5 feet from centerline for a total of 87 feet of right of way width. SW Locust is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that meet the standards for a Major Collector. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 21 OF 28 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 existing grades on Locust are much less than 12% and the half-street improvements will not change the vertical grades, 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. A 5-foot-wide curb-tight concrete sidewalk already exists along the frontage. The Washington Square Regional Center Standards require a 14 foot wide combination sidewalk/planter strip. The applicant will be required to reconstruct this sidewalk to meet this standard. The existing trees may be retained, if proper care is taken during the construction. If the trees are adversely impacted,then new street trees will be required. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated the existing 4-inch sewer lateral will be adequate to serve the existing and proposed buildings. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.0 states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 22 OF 28 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that they will be providing on-site detention. The applicant's engineer will need to provide calculations with the PFI permit submittal for review and approval. 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. Locust Street is a designated as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. There is no existing bike lane, and to provide one for such limited frontage would not contribute to the overall bicycle system capacity. The cost of the bike lane will be assessed for future installation as part of a larger LID project. By paying funds to the City for these improvements, the applicant will meet this criterion. The amount of the striping would be as follows: • 80 feet of 8-inch white stripe, at $2.50/If $200.00 • 2 Mono-directional reflective markers @ $4.00/ea $ 8.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $483.00 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 Washington Square standard is for a 5 foot bicycle lane on a Major Collector 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. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 23 OF 28 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 Locust Street. If the fee in- lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $3,330.25. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District provides service in this area. The applicant has indicated that the proposed building will be served by the existing meter. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review a grading/erosion control plan. An NPDES permit is not required. Address Assignments: The City of Ticard is responsible for assigning addresses for parcels within the City of Tigard and within the Jrban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 24 OF 28 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $11,609 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 $36,278 ($11,609 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 $24,669. The applicant is required to dedicate 3.5 feet of additional right of way, across 95 feet of street frontage (332.5 square feet). The value of this dedication is approximately $4,987 (332.5 x $15/s f.) In addition, the applicant shall reconstruct the street section to current standard at an approximate cost of $19,000 ($200 x 95 I.f.). The applicant is also required to contribute funds towards bike lane improvements in the amount of $483. As the value of the right of way, 1/2 street improvement and bike lane improvements is $24,470, less than the remaining unmitigated impact, it is clearly proportionate to exact these improvements SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Department has reviewed the proposal and has no objections. The City of Tigard Police Department has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 25 OF 28 The City of Tigard Urban Forester has reviewed the proposal and comments that the wire baskets shall be removed from the new plantings. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and has no additional comments. Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 4) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 5) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 6) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 7) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or turnarounds as needed. UFC Sec. 902.2.4) Sig both sides of the roadway and in turnarounds Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, OR 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 8) 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) 9) 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) NOTICE OF TYPE H DECISION SDR2003-00010/FREEMAN OFFICE PAGE 26 OF 28 10) 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) 11) 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) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) 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) 14) 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) 15) 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) 16) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site at www.tvfr.com. (UFC Appendix III-F) Please contact Eric McMullen at (503) 612-7010 with any additional questions. NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 27 OF 28 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2004 AND BECOMES EFFECTIVE ON SEPTEMBER 24, 2004 UNLESS AN APPEAL IS FILED. A� 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 SEPTEMBER 23, 2004. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. September 9, 2004 P' PARED :Y: Morgan T cy DATE Associate Planner Gct ' / September 9, 2004 - -- •v i :': '°c :r• '. :ewer3To ' DATE Planning Manage is\curpin\morgan\workspace\sdr\sdr2003-00010 freeman\sdr2003-00010 draft decision.doc NOTICE OF TYPE II DECISION SDR2003-00010/FREEMAN OFFICE PAGE 28 OF 28 ......4, C l) CITY of TIGARD ` I GEOGRAPHIC INFORMATION SYSTEM -�ST <_J �' > .r.,______ I ���1 BORDERS I - 1 SDR2003-00010 LEFiMANN ... 7 FREEMAN OFFICE BUILDING d 8 1 / —CORAL ST I f ( _ SITE 4! �. s►! 1 aa__,�� .7 /44 r-.1--- —7L- 1 LOCUST ST -> P 1 Q , ./ \ r I l5 111 £i MAPLELEAF ST ' ' Ta,d Area Map C, u j_ d III • N Atilihi ki IIIZ -= 0 100 200 300 400 500 Feet '.` — P=391 feet \\\N . 1 1 A I City of Tigard _JI 2 Information on this map is for general location only and should be verified with the Development Services Division. 73125 SW Hall Blvd Tigard,OR 97223 (503)639.4171 F-1 htlpi/www.a.tigard.or.us Community Development Plot date:Jul 7,2004;CArnagic\MAGICO3.APR 1 - E._.x:8.1.5. fl{91I A•.LUC �i1.I- 1 jg,Y1'ra ux.Nu" 1 • 14•_ V' f T I It P; • 1s=-- 1. - 1 1'1 111,4.7 r dIr 82.5 1611. 5=-7:: 1. 41#401.........., - ..,,6r 00iir Adj 2:''i Tb h..�f ,,) 710.0 _ ) -4 ...0 1....--w--ITA I Aw f' I a—G--- 1 I 0 Qom � Z LI)'Z I h.. Z -cam--'._. 1 1, � :_: z $ ss �PI 7 f I r )P . q � 4 s tres s,c r. if; 7.C71_=1dr_Ell - III 0 ri 1 7 I c��- __ % r 3 4 I Al Ni IX a 13 i r v 4 4 '10 _ a 1' i--z cc -r�'_ - 0 0 el b J1 i • 1) 1 1``. . f (...Laa. . • i I h\ I _ � 4 • • 1,11 • ga.5� > of MP --" / " 6. I M I I I I I I I K - SW LOCUST STREET CITY OF TIGARD SDR2003-00010 SITE PL.* 1 N (Map is not to scale) FREEMAN OFFICE BLDG. ADDITION TSE Investments, LLC EXHIBIT Attn: Ed Freeman SDR2003-00010 PO Box 1754 FREEMAN OFFICE BUILDING Lake Oswego, OR 97035 AFFIDAVIT OF MAILING CRY OF TIGARD Community'Development 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} © NOTICE OF DECISION FOR: SDR2003-00010/FREEMAN OFFICE 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 September 9,2004, and deposited in the United States Mail on September 9,2004, postage prepaid. Ariere r . c/../ (Person tha P •eared Notice SV4atE OAF 04s lgos( ) Coun ooffWashington )ss. City off Tgard ) I Oh Subscribed and sworn/affirmed before me on the / I day of , 2004. OFFICIAL SEAL SUE ROSS t.1 r. NOTARY PUBLIC-OREGON (`ic/r)) COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY UB C OF OREGON My Com on Expires: /J -/-07 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00010 4OFTIGARD FREEMAN OFFICE BUILDING Community ter('oment ,Shaping A Better Community 120 DAYS = 11/3/2004 SECTION I. APPLICATION SUMMARY FILE NAME: FREEMAN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00010 PROPOSAL: The applicant is requesting Site Development Review to construct a 226 square foot addition to the existing office building, and construct a new two-story 2,900 square foot office building behind the existing building. APPLICANT: TSE Investments, LLC OWNER: Same Attn: Ed Freeman P.O. Box 1754 Lake Oswego, OR 97035 LOCATION: 9385 SW Locust Street, WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 . Mixed Use Employment 1 The MUE-1 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 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 docurrlents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (251 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 SEPTEMBER 9, 2004 AND BECOMES EFFECTIVE ON SEPTEMBER 24, 2004 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23, 2004. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. —L ` I " - ailll (', ncNITY MAP y ------ / - -- la I -- SDR2003-00010 i�Yi_ — FREEMAN OFFICE _ -- - 2.111111�u■ _ _i BUILDING it Z: -r -_----_-_-_-_-=-_:. _3_ _ T_TlI J, I I I 1 "iii - i 7, --1 _-� MAPLELEAF sT ^ . �4i M....... p _- - i rrrr L .4.. °AI'A Ell ex.=ISIMM \ ' r — _ a ........MINI...Mom .�.....M -7.-1-11 Z / +ww w .nom«.. ;--LTe,:1,„,4 ZAN."7-- - I 1,t I /1/i 7 � Z -� ,fir o IliI _e Z "�� z l f � , !I i tl � a � ; , I M ❑ W a a LI- 1 (a''. O j I \ .. r e -= - SW CITY OF ■IGARD ? SDR2003-00010 SITE PLAN (Map Is not to scale) N FREEMAN OFFICE BLDG.ADDITION • 1 126DC-068,00 1S 5AB-04400 EXHIBIT (13 199 4' ARTITION PLAT EOP-. NCOLN L 07 R F LOTS 1-3 LINCOL• E■ ER COMPLEX [16231-1. P013 #A-38 • CAGO, IL 606•0 1S126DC-03300 1S135AB-04500 ATHERTON REALTY PARTNERSHIP E•'-LINCOLN L 2100 S WOLF LINC•_ CE R COMPLEX DES PLAINES, IL 60018 [16231-1:•:47] PO :: #A- 179 -ICAGO, IL 6•690 1S126DC-04801 1S135AB-00900 BAKER JAMES& EO' LINCOLN LC MATHESON ROBERT T& LINCO C. 'TER COMPLEX BAKER DIANE R [16231- : • 9495 SW LOCUST#A PO :•X#A-3:•• PORTLAND, OR 97223 'ICAGO, IL 60690 1 S126DC-04800 35AB-01002 BAKER JAMES& EOP- COLN LL MATHESON ROBERT T& LINCOL E R COMPLEX BAKER DIANE R [16231-1 9495 SW LOCUST#A PO #A-387 PORTLAND,OR 97223 ICAGO, IL 60690 1S126DC-04200 1S135AB-00700 CHAVEZ ALFRED& E -LINCOLN L CORYELL ALICE 0&JACK W LINO C ER COMPLEX 9900 PORTLAND,LA D,OR P6 7) PORTLAND,OR 97223 PO X#A-3 9 ICAGO, IL 60 0 1S126DC-05201 1 135AB-04600 COBB GREGORY J&MICHELLE M EO INCOLN 9245 SW LOCUST ST LINCO C ER COMPLEX PORTLAND,OR 97223 [16231- 7] PO X#A- 79 ICAGO, IL 6 690 1 S126DC-05501 1S126DC-03200 COOLEY ERIC&RUTH ERICKSON 0 K&ARDIS R TRUSTEES 9180 SW CORAL ST 9350 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC 04100 1S126DC-06500 CORYELL JACK M&ALICE 0 EVANS RICHARD&TRANSITO REVOCABLE LIVING TRUST 9275 SW LOCUST ST 9900 SW 92ND TIGARD,OR 97223 TIGARD, OR 97223 1 S126DC-03301 1S126DC-03800 CROFT LIVING TRUST FISHER MICHAEL Q do GARRISON PETER 9255 SW CORAL 9420 SW LEHMAN TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-01004 1S126DC 03900 EOP-LINCOLN LLC GAMMON LYNNE M&JERRY W LINCOLN CENTER COMPLEX 9225 SW CORAL ST [16231-16237] PORTLAND,OR 97223 PO BOX#A-3879 CHICAGO, IL 60690 1 S126DC-03600 1 S126DC-03500 HANSEN MELVIN L JUNE A MORROW KENNETH C AUDREY 9395 SW CORAL 9411 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-05101 1 S 126DC-03302 HARRIS GREGORY E MURRAY DOUGLAS J 9036 NW BENSON ST TILLIE A PORTLAND, OR 97229 9450 SW LEHMAN PORTLAND,OR 97223 1 S 126 DC-04000 1 S 126DC-04601 HEFFLER ROBERT ARNOLD O'DAY SUSIE&BRIAN LIV TRUST 9260 SW CORAL BY O'DAY FRANCIS B/SUSAN A TRS PORTLAND,OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S 126 DC-04001 1 S 126 DC-09000 HORNE ELMORE JR&FLORA M PERRY STEPHEN WILLIAM AND 8775 SW LOCUST ST#9 LORINDA C TIGARD,OR 97223 9885 SW 92ND PORTLAND,OR 97223 181260C-05100 1 6DC-08900 , LOOS BEVERLY A PER ST ''EN WILLIAM AND 9365 SW LOCUST ST LORIN. TIGARD, OR 97223 988 W 92 s sRTLAND,O' 97223 1 S126DC-06700 1 S126DC-04700 LUNDMARK ALBERT C PHOENIX INNS LLC 3381 COEUR D'ALENE DR BY VIPS MOTOR INNS INC WEST LINN,OR 97068 29757 SW BOONES FERRY RD WILSONVILLE, OR 97070 1 S 126 DC-08500 1 S 126 DC-03700 LUNDMARK ALBERT C&ELIZABETH A RASMUSSEN DARLA REV LIV TRUST 3381 COEUR D'ALENE DR 603 SW LARKSPUR CT WEST LINN,OR 97068 SUBLIMITY, OR 97385 26DC-08400 1 S126DC-03100 LUN LBERT C&ELIZABETH A RICHARDS M DALE& 3381 D'ALENE DR ADAMS HEATHER M ST LINN,0 97068 20675 SW LEBEAU RD SHERWOOD,OR 97140 15126DC-04400 1tS126DC-03000 MARTIN BUILDING LLC RI ••RDS BALE& 1672 WILLAMETTE FALLS DR ADAM .'•THER M WEST LINN,OR 97068 2067. W . BEAU RD 'ERWOOD, •R 97140 1 S 126DC-04900 1 S126DC-05202 MMRR LLC RUFF MICHAEL L JOYCE E ATTN: ERIC R MILLER 12150 SW 124TH AVE 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND, OR 97223 1 S 126 DC-05603 SCHARBROUGH DONALD JOYCE 10050 SW 92ND PORTLAND,OR 97223 1 26DC-05600 SCH •BROU DONALD JOYCE I 100 0 92 ••RTLAND,OR •7223 1 S 126 DC-05200 STITT DEANE A&CAROLYN M 10025 SW 92ND AVE TIGARD,OR 97223 1 S126DC-05000 TSE INVESTMENTS LLC PO BOX 1754 LAKE OSWEGO,OR 97035 1 S126DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S126DC-05602 WESTERN CREDIT SERVICES c/o BUOY TAMYRA 6273 SW 202ND PL BEAVERTON, OR 97007 1 S126DC-03701 ZIMMERMAN LARRY D&DONNA J 9335 SW CORAL ST TIGARD,OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 _,1 j AFFIDAVIT OF MAILING CIT O TIGARD Community Development Shaping A Better Community 1, Patricia L. tun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-00010/FREEMAN OFFICE BUILDING n 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 July 1,2004, and deposited in the United States Mail on 11111Y/,2004, postage prepaid. (Person ttat' -•. -. Notice S Z g E OE O E O W ) County of Washington )ss �I of( t°n( Subscribed and sworn/affirmed before me on the a a day of , , 2004. OFFICIAL SEAL •s: �. SUE ROSS NOTARY PUBLIC-OREGON COMMISSION N0,375152 MY COMMISSION tEtPIRES DEC,1,2007 N I 'UB IC F OREGON mission Expires: l a.—(-0 7 • NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLYAFORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF.61 TIGARD Community Deve(opment ShapingA Better Community DATE OF NOTICE: July 7, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00010 Type II Land Use Application FILE NAME: FREEMAN OFFICE BUILDING ADDITION PROPOSAL: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. 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 JULY 21, 2004. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(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 AUGUST 27, 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I L nom _ /lii', ' :,, L , - =NW 1W 111VICIVICINITY wr MAP = y T- mei ' SDR2003-00010 i1 � L CI Yk I FREEMAN OFFICE „ T __I i r-- BUILDING ------- ',., _ ills _\.____ n - p =1em MAPIELIAF ST 11 -11 +r+w.r ri y fiqr N aiii WAS \ \1- --. 11111 z II \ .1(77::J V l ' City of Tpra ore war 1 126DC-0680 1S 5AB-04400 EXHIBIT AI 199 4fARTITION PLAT EOP-. NCOLN L OW)R F LOTS 1-3 LINCOL• E■ ER COMPLEX [16231-1. PO Br. #A-38 CAGO, IL 606'0 1S126DC-03300 1S135AB-04500 ATHERTON REALTY PARTNERSHIP ES'-LINCOLN L 2100 S WOLF LINOS. CE R COMPLEX DES PLAINES, IL 60018 [16231-11•1•7] PO :. #A- ;79 'ICAGO, IL 61690 1S1260C-04801 15135AB-00900 BAKER JAMES& EO LINCOLN LC MATHESON ROBERT T& LINC• C• ITER COMPLEX BAKER DIANE R [16231- 9495 SW LOCUST#A PO :•X#A-3;•• PORTLAND,OR 97223 'ICAGO, IL 60690 1S126DC-04800 35AB-01002 BAKER JAMES & EOP- COLN LL MATHESON ROBERT T& LINCOL E R COMPLEX BAKER DIANE R [16231-1 9495 SW LOCUST#A PO #A-387 PORTLAND, OR 97223 ICAGO, IL 60690 1 S 126 DC-04200 1 S 135AB-00700 CHAVEZ ALFRED& E -LINCOLN L CORYELL ALICE 0&JACK W LINC C ER COMPLEX 9900 PORTLAND,LA D,OR P62 7] PORTLAND,OR 97223 PO X#A-3 9 ICAGO, IL 60 90 iS126DC-05201 1 135AB-04600 COBB GREGORY J&MICHELLE M EO INCOLN 9245 SW LOCUST ST LINGO C ER COMPLEX PORTLAND, OR 97223 [16231,16 7] P9/8.51X#A- 79 ICAGO, IL 6 690 1 S 126 D C-05501 1 S 126 DC-03200 COOLEY ERIC&RUTH ERICKSON 0 K&ARDIS R TRUSTEES 9180 SW CORAL ST 9350 SW LEHMAN ST TIGARD, OR 97223 TIGARD,OR 97223 1 S 1260C-04100 1S126DC-06500 CORYELL JACK M&ALICE 0 EVANS RICHARD&TRANSITO REVOCABLE LIVING TRUST 9275 SW LOCUST ST 9900 SW 92ND TIGARD,OR 97223 TIGARD,OR 97223 1 S 126 DC-03301 1 S 126 DC-03800 CROFT LIVING TRUST FISHER MICHAEL Q do GARRISON PETER 9255 SW CORAL 9420 SW LEHMAN TIGARD,OR 97223 TIGARD, OR 97223 1 S 135A B-01004 1 S 126 DC-03900 EOP-LINCOLN LLC GAMMON LYNNE M&JERRY W LINCOLN CENTER COMPLEX 9225 SW CORAL ST [16231-16237] PORTLAND,OR 97223 PO BOX#A-3879 CHICAGO, IL 60690 1 S126DC-03600 1 S126DC-03500 HANSEN MELVIN L JUNE A MORROW KENNETH C AUDREY 9395 SW CORAL 9411 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-05101 1S126DC-03302 HARRIS GREGORY E MURRAY DOUGLAS J 9036 NW BENSON ST TILLIE A PORTLAND,OR 97229 9450 SW LEHMAN PORTLAND,OR 97223 1 S 126 DC-04000 1 S 126DC-04601 HEFFLER ROBERT ARNOLD O'DAY SUSIE&BRIAN LIV TRUST 9260 SW CORAL BY O'DAY FRANCIS B/SUSAN A TRS PORTLAND,OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S 126 DC-04001 1 S 126 DC-09000 HORNE ELMORE JR&FLORA M PERRY STEPHEN WILLIAM AND 8775 SW LOCUST ST#9 LORINDA C TIGARD,OR 97223 9885 SW 92ND PORTLAND,OR 97223 1 S126DC-05100 1 6DC-08900 LOOS BEVERLY A PER ST "EN WILLIAM AND 9365 SW LOCUST ST LORINI TIGARD, OR 97223 988 W 92 S do RTLAND,O' 97223 1 S126DC-06700 15126DC-04700 LUNDMARK ALBERT C PHOENIX INNS LLC 3381 COEUR D'ALENE DR BY VIPS MOTOR INNS INC WEST LINN,OR 97068 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S 126DC-08500 1S126DC-03700 LUNDMARK ALBERT C& ELIZABETH A RASMUSSEN DARLA REV LIV TRUST 3381 COEUR D'ALENE DR 603 SW LARKSPUR CT WEST LINN,OR 97068 SUBLIMITY,OR 97385 26DC-08400 1S126DC-03100 LUN LBERT C&ELIZABETH A RICHARDS M DALE& 3381 D'ALENE DR ADAMS HEATHER M ST LINN,0 97068 20675 SW LEBEAU RD SHERWOOD,OR 97140 1 S 126 D C-04400 1 126 DC-03000 MARTIN BUILDING LLC RI ••RDS 'ALE& 1672 WILLAMETTE FALLS DR ADAM .'•THER M WEST LINN,OR 97068 2067. . BEAU RD 'ERWOOD, •R 97140 1 S 126 DC-04900 1 S 126 DC-05202 MMRR LLC RUFF MICHAEL L JOYCE E ATTN: ERIC R MILLER 12150 SW 124TH AVE 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND,OR 97223 1S126DC-05603 SCHARBROUGH DONALD JOYCE I 10050 SW 92ND PORTLAND,OR 97223 1 26DC-05600 SCH• 'BROU DONALD JOYCE I 100 • 92� •RTLAND,OR • 223 1S126 DC-05200 STITT DEANE A&CAROLYN M 10025 SW 92ND AVE TIGARD,OR 97223 1 S126DC-05000 TSE INVESTMENTS LLC PO BOX 1754 LAKE OSWEGO,OR 97035 1 S126DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1S126DC-05602 WESTERN CREDIT SERVICES do BUOY TAMYRA 6273 SW 202ND PL BEAVERTON,OR 97007 1S126DC-03701 ZIMMERMAN LARRY D&DONNA J 9335 SW CORAL ST TIGARD,OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST (IT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 [/,{`�_// I I I ' l J CITY of TIGARD LEHMANN GEOGRAPHIC INFORMATION SYSTEM AREA NOTIF1m r. , I. . .I J (500') 1 FOR: Tracy Freeman CORAL RE: I S 126DC, 5000 toiliopifiv : Propert owner information .� � , I is valid for 3 months from "� �' the date printed on this ma t.. �,. •lf1110000 fifacµeon Is1750C84ee1 snsoC: a '';:...":",;:,°'° ,- '---' I= 11,16,11111' LOCUST tij 1 • N MAPLELEAF ST ti,-. r� �` . r � 4Z 0 100 200 300 Feet �V P=224 feel 4.c ..., Al.,,A, ii, ,s _ City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. I /f 13125 SW flail Blvd l / / I I Tigard,(503)639-417711 f __— — -- hltPJ/www.p.tipardor.L$ Community Development Plot date:Jun 7,2004;C:ImagicWIAGIC03.APR 1 12617C-06800 1S 5AB-04400 199 4 PARTITION PLAT EOP-. NCOLN L OWR F LOTS 1-3 LINCOL• E. ER COMPLEX [16231-1. PO B, #A-38 Cbi1CAGO, IL 606.0 1 S126DC-03300 1S135AB-04500 ATHERTON REALTY PARTNERSHIP E•--LINCOLN L 2100 S WOLF LINC• CEXtR COMPLEX DES PLAINES, IL 60018 [16231-1.: 7] P0_5(:» #A- :79 Cr[ICAGO, IL 61690 15126DC-04801 15135AB-00900 BAKER JAMES& EO LINCOLN LC MATHESON ROBERT T& LINGO C ER COMPLEX BAKER DIANE R [16231-, 9495 SW LOCUST#A PO QOX#A-3 PORTLAND, OR 97223 C14ICAGO, IL 60690 1 S 126 D C-04800 3 5AB-01002 BAKER JAMES& EOP- COLN LLC/ MATHESON ROBERT T& LINCOL EbIT€R COMPLEX BAKER DIANE R [16231-1623 9495 SW LOCUST#A PO ciOX#A-387 PORTLAND, OR 97223 C ICAGO, IL 60690 1 S126DC-04200 1 S135AB-00700 CHAVEZ ALFRED& EO -LINCOLN L CORYELL ALICE 0&JACK W LINO C ER COMPLEX 9900 PORTLAND,LA D, OR P6 7] PORTLAND, OR 97223 PO X#A-3 9 ICAGO, IL 60 90 1 S126DC-05201 1 135AB-04600 COBB GREGORY J &MICHELLE M EO INCOLN 9245 SW LOCUST ST LINGO C ER COMPLEX PORTLAND, OR 97223 [16231;16 7] PO.BOX#A- 79 CICAGO, IL 6 690 1 S126DC-05501 1S126DC-03200 COOLEY ERIC&RUTH ERICKSON 0 K&ARDIS R TRUSTEES 9180 SW CORAL ST 9350 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-04100 1 S126DC-06500 CORYELL JACK M&ALICE 0 EVANS RICHARD&TRANSITO REVOCABLE LIVING TRUST 9275 SW LOCUST ST 9900 SW 92ND TIGARD,OR 97223 TIGARD, OR 97223 1 S126DC-03301 1S126DC-03800 CROFT LIVING TRUST FISHER MICHAEL Q c/o GARRISON PETER 9255 SW CORAL 9420 SW LEHMAN TIGARD,OR 97223 TIGARD, OR 97223 1 S135AB-01004 1S126DC-03900 EOP-LINCOLN LLC GAMMON LYNNE M&JERRY W LINCOLN CENTER COMPLEX 9225 SW CORAL ST [16231-16237] PORTLAND,OR 97223 PO BOX#A-3879 CHICAGO, IL 60690 • 1512613C-03600 1S126DC-03500 HANSEN MELVIN L JUNE A MORROW KENNETH C AUDREY 9395 SW CORAL 9411 SW CORAL PORTLAND, OR 97223 PORTLAND,OR 97223 1 S 126 DC-05101 1 S 126 DC-03302 HARRIS GREGORY E MURRAY DOUGLAS J 9036 NW BENSON ST TILLIE A PORTLAND, OR 97229 9450 SW LEHMAN PORTLAND, OR 97223 1 S 126 DC-04000 1 S 126 D C-04601 HEFFLER ROBERT ARNOLD O'DAY SUSIE&BRIAN LIV TRUST 9260 SW CORAL BY O'DAY FRANCIS B/SUSAN A TRS PORTLAND, OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S126DC-04001 1S126DC-09000 HORNE ELMORE JR&FLORA M PERRY STEPHEN WILLIAM AND 8775 SW LOCUST ST#9 LORINDA C TIGARD, OR 97223 9885 SW 92ND PORTLAND,OR 97223 1 S126DC-05100 1 6DC-08900 LOOS BEVERLY A PER' ST ''EN WILLIAM AND 9365 SW LOCUST ST LORIN.• TIGARD, OR 97223 988 W 92 ' '•RTLAND,O" 97223 1 S 126 D C-06700 1 S 126 DC-04700 LUNDMARK ALBERT C PHOENIX INNS LLC 3381 COEUR D'ALENE DR BY VIPS MOTOR INNS INC WEST LINN,OR 97068 29757 SW BOONES FERRY RD WILSONVILLE, OR 97070 1 S 126 D C-08500 1 S 126 DC-03700 LUNDMARK ALBERT C& ELIZABETH A RASMUSSEN DARLA REV LIV TRUST 3381 COEUR D'ALENE DR 603 SW LARKSPUR CT WEST LINN,OR 97068 SUBLIMITY,OR 97385 26DC-08400 1S126DC-03100 LUN LBERT C&ELIZABETH A RICHARDS M DALE& 3381 D'ALENE DR ADAMS HEATHER M ST LINN,0 97068 20675 SW LEBEAU RD SHERWOOD,OR 97140 1 S126DC-04400 1$126DC-03000 MARTIN BUILDING LLC RI ••RDS .ALE& 1672 WILLAMETTE FALLS DR ADAM .'•THER M WEST LINN,OR 97068 2067. W • BEAU RD 'ERWOOD, •R 97140 1 S126DC-04900 1S126DC-05202 MMRR LLC RUFF MICHAEL L JOYCE E ATTN: ERIC R MILLER 12150 SW 124TH AVE 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND,OR 97223 1s1 26Dc-o5603 SCHARBROUGH DONALD JOYCE 10050 SW 92ND PORTLAND,OR 97223 1- 26DC-05600 SCH'-BR000jl11 DONALD JOYCE I �� 100 ' 92' ••RTLAND,OR •7223 1 S126DC-05200 STITT DEANE A&CAROLYN M 10025 SW 92ND AVE TIGARD, OR 97223 1 S126DC-05000 TSE INVESTMENTS LLC PO BOX 1754 LAKE OSWEGO, OR 97035 1 S126DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S 126 D C-05602 WESTERN CREDIT SERVICES c/o BUOY TAMYRA 6273 SW 202ND PL BEAVERTON, OR 97007 1 S 126 DC-03701 ZIMMERMAN LARRY D& DONNA J 9335 SW CORAL ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 01/15/2004 .1.4:03 FAX 503684729' City of Tigard VIoo1 CITY OF TIGARD 40. COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION ',�,�,i.1i! 13125 SW NAL1 BOULEVARD omr of D Co TIGARD, OREGON 97223 Corarnunity�Dcrlopn�rit PHONE: 503-639-1I1I FAIL 503-664-1297 (Attu: Patty/Planning) Shaping A�BrttcrGb� �y RUEST o 0�C 0•Fofo PROPERTY øViNE ° ]II1!1J _:- . _ � Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134A8, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELO : • t)3 _-r .u. 1 . /5 / (1.- .5-Coe y. _9. 'PF (-7 E 2 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: _ >/-vZ (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 PI ning Divj,yion -thin 3 months from this request.) �� -�,� _fr„tty,,,,,,...,,,.., ,_ NAME OF CONTACT PERSON: r,7 PRONE: ?rlo -2 T is request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing reques{s. Upon completion of your request, the contact person will be called to pick up their request that will be placed in Will Calf" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. I *EXAMPLE* `COST FOR THIS REQUEST I 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$ x . sets= ,�',�� /" 2 sheets of labels x$2./sheet for CIT area x 2 sets=$ 4.00 7 sheet(s)of labels x$2/shee7CIT area=Lx / GIs—= GENERATE LIST =L11,09, GENERATE LIST =$11.00 TOTAL =$31.00 G1 TOTAL =$A< APPLICANT MATERIALS PRE-APP.HELD BY: . .4_4 CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 4�, .�i!, 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# -'Uri a oO3-0001 0 Other Case#Ip4\E a,DU 3 — 0P0 1 S I Date 7-a)‘-03 By C-00- a Receipt# -�Go 3 3'iC.' I Date Application Complete I I 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) ZSite Development Review(II) ❑ Miscellaneous (I)-(Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCA I ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address it available) g385 S •Nev, 1-cscLA °r- S•r- rLCr.-r I AX MAP Si l AX LO I NOS. i , i s Co t ■ c_.. 5e:;.‘ c • TOTAL SI I E SIZE ZONING CLASSIFICATION .38 /�L>�>c.S M l3 - i 'WA..'1-1 1 NyTclr� sQv"t`tE iL e ail oN sa` P�A1•1 APPLICANT* -- w.• I 1••1 '/ F. 'r v---1 E r.1 T L Lc- MAILING ADDRESS/Cl I Y/S IA I E/LIP n,.cp. t?›4= . I '7 54 LAkin C3 SW E.f)0i �IiL'P ydlV q-►Q35 PHONE NO. FAX NO. (5(53) 6384- - 3i '7 Go PRIMARY CON 1AC r PERSON PHONE NO. M n F lt- EE_ t.---1 ,=6 NI -11RAOReg* c03 720 1/4-1 PROPER f Y OWNER/DEED HOLDER(Attach list if more than one) TS i� I I-4 v MST' 1"--1 E.t■ % 't" L I....L. MAILING ADDRESS/CI 1Y/STATE/ZIP P. (,. . © X I - 54- LAKE. C)' Iel 0j C) ft-- 6,1 0 NI g1035 PHONE NO. FA}(NO. 503) co a 4- - 31710 *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 spec ic) r. E X 4 1 t31 ei— r'A:A FCEIVr .. 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. 4c. --t ��{� n. I — \ —03 Owner's Si t 7ti re Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date • • • 11111111111111111 01111111111111f111111V11111 dII IIIIIIII■1111111111111111 IIIn111IIIIl1111111 IIYIIl111111111 111111111111111 11111111111111111111111111111111111II II 1 I1 111111111111111111111111111111111111111111111IIII I I Immrm111111IIIIIIIIIIIIIIIIIIIIIIIIIII1111111111111111111IIIIII1 1111111111I1111111IIIIIIIIIIIIIIII11111111II11111IX11111 IIIIII .14 ISSUED BY OWNER'S POLICY OF TITLE INSURANCE I pyersTitle Insurance Crporation I SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs,attorneys'fees and expenses incurred in defense of the title,as insured, but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, LAWYERS TITLE INSURANCE CORPORATION has caused its corporate name and seal to be hereunto affixed by its duly authorized officers,the Policy to become valid when countersigned by an authorized officer or agent of the Company. LAWYERS TITLE INSURANCE CORPORATION Attest: del W 9 y By: Secretary President P 3 ; 1925 111...`MONO`_+r EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys'fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv) environmental protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims or other matters: (a) created,suffered,assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy;or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which arises out of the transaction vesting in the insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (b) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer;or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 0.3 1II11111111IIIIII110111IIIII 111111111111111111111111n11111111 1111111111111111111111111IIIIIIIIIIIIINIIIIIRII1111II'14 114 1 111111111111Y1111111111111U111111111111111,. • NM 1 PA 10 ALTA Owner's Policy(10-17-92) Face Page and expressly reserves the right,in its sole discretion,to appeal from any adverse ,.. iudament or order. r,,.,■�.rr.n, _wig* El ALTA Owner's Policy (10/17/92) SCHEDULE A Date of Policy: November 8, 2002 At 5:00 P.M. Policy No.: 879132w Order No.: 879132w Amount of Insurance: $550,000.00 Premium: $1 ,435.00 1. Name of Insured: TSE INVESTMENTS, LLC 2. The estate or interest in the land which is covered by this policy is: A FEE 3. Title to the estate or interest in the land is vested in: TSE INVESTMENTS, LLC 4. The land referred to in this policy is situated in the State of Oregon, County of Washington and is described as follows: As fully set forth on Exhibit I'A" attached hereto and by this reference incorporated herein. ' • I 87036556 EASEMENT R THIS AGREEMENT is between JAMES B. BAKER and RICHARD W. BOGUMIL (hereafter 'Baker and Bogumil") , and MICHAEL R. BURNS and SHIRLEY A. BURNS (hereafter the Burns' ) . RECITALS A. Baker and Bogumil own the west one-half of Lot 3, Block 'C' , LEHMANN ACRE TRACT, Washington county, Oregon; and B. The Burns own the east one-half of Lot 2, Block 'C' , LEHMANN ACRE TRACT, Washington County, .,Oregon; and C. The parties desire to establish a driveway improvement where their respective properties adjoin and abut each other along the property line between the two properties. 1 The parties recognize- that it would not be cost-effective for:_ both parties to construct a full street on their respective properties, but that a-:driveway improvement over both properties would be sufficient and adequate for the vehicular traffic of . : _ . . both properties; and D. The parties, by this Agreement, wish to make . provisions for the unobstructed use. of said respective driveway improvement for ingress and egress and for the maintenance of said improvement for their mutual benefit. . A G R E E M E N T NOW, THEREFORE, in consideration of the premises and of the mutual covenants and easements herein contained, it is agreed as follows: PAGE 1. EASEMENT 3702B/Ra/JW/03/13/87-3 • 1. Mutual Easements. Baker and Bogumil hereby grant 'L to the Burns an easement fot: ingress and egress over the southerly 62 feet of the east 12 feet of their property for use of vehicular ;traffic used in connection with their respective properties. The Burns hereby grant to Baker -and Bogumil an - easement for ingress and egress over the southerly 62 feet of the west 12 feet .of._their property for use of vehicular traffic used in connection with their respective properties. -' 2. Obstructions. The parties hereto agree not to obstruct, impede or. interfere, one with the other, in the yam... reasonable use of such driveway improvement for the_purpose_of _ - ingress and egress to and from their respective prapertias. 3. Construction. At their own expense, Baker and Bogu:ai will construct the driveway to Washington County standarac • over the mutual easement described above. • - ` 4. Maintenance. Baker and Bogumil will, at their_ sole_expense, maintain the driveway. At_ such times as_the_-Burns transfer, assign or sell their interest in their property, the Burns will reimburse Baker and Bogumil for one-half of all - maintenance expenses paid for by Baker_-and Bogumil._._Thereafter, any expense for maintenance and repair of the driveway- shall_be .y} divided equally among the owners of the .respective properties. `', 5. Binding Effect. This Agreement shall- be _binding upon the parties hereto, their respective heirs, personal representatives and assigns. — 6.6. Arbitration. AcT disputes between_the_parties PAGE 2. EASEMENT - 3702B/RB/JW/03/13/87-3 ,..} 111.111110.11MIMIE 1111111111111.11111.11111111r 111111.1111.11111111111111111 -, shall be resolved by arbitration, each party appointing one � �... arbitrator and the two arbitrators so appointed appointing a '= .�. . third arbitrator, the decision of any two of which shall be , �_ •binding upon the parties. --...E, - IN WITNESS WHEREOF, the parties have executed this . -'' f. - ~-- s. Agreement on this / day of March, 1987. :' . J$MES B. BAKER • �� ' O • RICHARD W HOGUMIL R • .�w - HAEL R. B •Q' ,,1s --` +`' - - . . -. ._ - . -1�c, t.-. - 'BHIRLE A. BURNS ''�A __ STATE OF OREGON , _, +•• ) ss-: ' - March is- , 1987 '• County of Washington ) . '� :-.10:7•-• -- PERSONALLY APPEARED JAMES B. BARER AND RICHARD W. '- `>'.�w � • _- - ,BOGUMII,. and:acknowledged.;the foregoing instrument_.to be'their a ma c - --voluntary. act and.deed.--'.._ ._ :1' •$EFORE ME: - — --- •-� 4. az.�,r� -. . .- . :..•,,.'=;: 3�-; =--- `� NOTARY PUBLIC FOR OREGON -- ._ ... . 1 .-'4C.1.:' _MyCommission_Expires: -({ y-87 �, _ ;- ,- STATL OREGON ) - - % - - • s . rch 7/ , -. - County of_Washington ) - _ I - ,�.� .- PERSONALLY. APPEARED MICHAEL R. BURNS and SHIRLEY_A. ,`' ''�`' BURNS and:acknowledged the_foregoing instrument• to be,their - __ voluntary act and deed. : - - / F ayy:;r' BEFORE ME: - -- :,,,�. .,.,. :. 2TARY PUBLIC FOR ORetie/4-►v -if7 e-I:T AJ - F.;. •1-.•.• +>_ . :tt:•` ' . - • y Commission Expires: -..r.-...- PAGE 34 -EASEMENT_. __ --._ __.. _ • 3702B/RB/JW/03/13/87-3 �`'�: ;� BOGUMIL&ASSOCIATES.C.PA's 3 STATE OF o } ss "', Q 1(1250 S.W.OR@a3URO SAD - County of Washington _,---,-,q4:-.4' -•• S.5--- t'eRtLAf1P oREOacigins 4DoneJdW 14=11,Dfr ctccofAwassrnent -- and Taxation and Ex•Otlfco Racy of of Con- . -�'.• -r.<<.;.- ----_ -•f.y _'. SfYti sfld that , ;'�s�'• �T�.° ' ..v P.• .* • ------ •.•- i.a.-.:.,...A. the *tat irx rtp tscetvod 7ti s4; . ..•.a .• :, JGj+-a' t - •••. �: l l'e - •- and t1 W ts;vrokt d s ,'-+ '• „• .•�::rz- A4't r��4rr�s [UJIiiy'L`.°'. C-- i.� . Y• .¢ :';'. ' r': . ` 1•):.ls:•-'•W;---..+. • ti r _... S _ .—-pot-y-4. 'Y —..'.M1Z0 '�'.�p•1_7! "rt. ' '•.. 'et, ft r �" , i, .g..V'.1 __ J_ M �+�S�GZy /�4f5cso�l�t�ti J �- Mr. =STi.aE�s: - 4� ... __- .,,,,,, ,f.:,,tr.--. -,-_ ..1mgr.- -i. 7:.:',.'•i''7....r.-1).-4-,.',."4,4',..jt..* :71rt -1.' -- - - . -.''' '-- ,:. . :•.,. .. ∎:....' - ,. 1981JUL 16 NI 1:42 - _ _ '._.• is "'w"� °' ` . -iru y... ,k• AFFIDAVIT OF MAILhiG/POSTING NEIGHBORHOvO MEETING NOTICE IMP. ' ANTH��OTI�:C�v-E�r,� . ;,' > I EQ4)IRED fHE`C'IT � t r ;`' 0 PY OF Tilt E, ?.:�,'�y„ ' N l n`} 5,1 1 r ,.' ;ER INS T ` S AFFIDAVIT Al' ' ME PROP City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 k� ,x•15, IN ADQ, T i _: LS *U S Ir OHS AFF1DA, , . °OF,:4U,1' t -. ti € l i� , ' AlttAtia MAILING: I, , ) ''c-fOr. SYY)13.44 , being duly sworn, depose and say that on the day of mQ 2003 , I caused to have mailed to ach of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) '1'3 85 5' Lacur* 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 aersons and were deposited on the date indicated above in the United States Post Office located at •-Tvgpyd , 0 with postage prepaid thereon. l! Signature (In -TA.resence of a Notary Public) POSTING: 1, E t7 cQ 14 -) , do affirm that I am (represent) the party initiating interest in a proposed Oc CQ h\de,. aov, affecting the land located at (state the approximate location(s) IF no address(s)and/or to lot(s)currently registered) 9C3 ettS \-oc'ha and did on the day of Ma...). , 20 fl personally post notice indicating that the site may be - proposed for a O ca_ b\ac, �N�2 , application, and the time, date and place of a neighborhood meeting to discuss the proposal. 2 n The sign was posted at > U 'S' U6c- .� *VOL (state location you posted notice on property) C� PPn'ro� Signature (In the esence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of C(CZLL X ss. Subscribed and sworn/affirmed before me on the day of aq , 03. ^`• �� OFFICIAL SEAL /I VICKI GILLESPIE NOTARY PUBLIC-OREGON LK vc 1 COMMISSION NO 339569 MY COMMISSION EXPIRES DEC.8,2004 NOTARY PUBLIC OF ORE ON _ M Commission Ex•ires: 1 O`-1' Applicant,please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h\login\pattylmasterstaffidavit of mailing-posting ne,ghbodaod meetig..doc TSE INVESTMENTS, LLC 9385 SW LOCUST STREET TIGARD, OREGON 97223 July 3, 2003 City of Tigard Community Development Dept. Attention: Morgan Tracy 13125 SW Hall Blvd. Tigard, OR 97223 Re: 9385 SW Locust Dear Morgan; Per the City of Tigard requirements, notification was sent out to all property owners within 500 feet of our site, using the City provided labels,on May 7th,2003. On the evening of May 22nd our neighborhood meeting was held at our offices at the subject location. The meeting was attended by me,as applicant, and by Mr. John Armand, our architect. We were at the location from 6:30 until after 8:00 pm and no one else showed up to attend the meeting. The week prior to the meeting I did have a conversation with our adjacent property owner to the east. She had received our letter and only wanted to inquire as to the height of the new building. Consequently,please accept this letter as our meeting minutes. If we can answer any questions or provide the City with other helpful information,please contact John Armand at 620-8668, as I will be on vacation for the next two weeks. Yours truly, Ed Freeman w TSE Investments PO Box 1754 Lake Oswego, OR 97035 May 7, 2003 Re: TSE Investments office expansion Dear Interested Party; TSE Investments is the owner of the property located at 9385 SW Locust,tax map #ISI26DC, Lot#5000. We are considering proposing to construct a 3,138 square foot office building at this location. Prior to applying to the City of Tigard for the necessary permits,we 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, May 22nd, 2003 At: 9385 SW Locust St. Tigard, OR 97023 At: 7:00pm 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 503-684-3175 if you have any questions. Sincerely, Ed Freeman President �' 1 1 CITY of TIGARD LEHM w H11, 1 GEOGRAPHIC INFORMATION SYSTEM I �''`,{1 — AREA NOTIFIED . (5001 055114.11Skt 11171110088111 11111NNlN *mom UI PNIIN __, .ISIN$S . 1RtlN0aMtl . Z , N , NNN imam* FOR: John Armand / . .aNr«N Np`Nww C. ORAL imams MnNaMN u maeM RE: I S 126DC, 5000 Property owner information �� , is valid for 3 months from` mINaNN PR1NMM _ ■ the date printed on this map. a naman 111111111111113N ne_NUN .oe N$samosa _,,, N ,tom___ LOCUST /\ . , , .. N "'"""' MAPLELEAF ST ------\1 "6"." , o too zoo 300 Feet 1'=222 feet 411,....r/ANsib iii City of Tigard • — \ - Information on this map is for general location only and should be verified with the Development Services Division. 73725 SW Hall Blvd 1 \ Tpard, .(503)OR 9171 I ://mw Ciftgad i I htlp:,lww�v.cl.tfgard.df.us Plot date:Jul 22,2003;C:\magic\MAGIC03.APR Community Development • jRTFTIONPLAT 260C-068 1 S 135AB-01002 9 1 A EO INCOLN C OF LOTS 1-3 LINGO C ER COMPLEX 0 [16231-1 7] PO #A- 79 ICAGO,IL 60690 1 S 126DC-03300 1S 135A8-04600 ATHERTON REALTY PARTNERSHIP EOP-LINCOLN LLC 2100 S WOLF LIN LN CE ER COMPLEX DES PLAINES, IL 60018 [16231- ] PO B -3879 CAGO,IL 60690 1 S 126DC-04801 1 S 135AB-01004 BAKER JAMES& EOP-LINCOLN • C MATHESON ROBERT T& LIN N ITER COMPLEX BAKER DIANE R [16231-•. 37] 9495 SW LOCUST#A PO '•X#A 879 PORTLAND,OR 97223 t' CAGO,IL .'.90 1 S 126DC-04800 1S 135A8-00700 B' R JAMES& EO INCOL C MAT ON -::ERT T& LINC TER COMPLEX BAKER I'' E R [16231- 37] 949 LO • T#A PO X#A- 79 PORTLAND,OR 97223 ICAGO,IL 60690 1 S 126DC-04200 1 S 135AB-04500 CHAVEZ ALFRED& EO LINCOLN C CORYELL ALICE 0&JACK W LINC• N C- 'TER COMPLEX 9900 SW 92ND [16231-v 37] PORTLAND,OR 97223 PO :•X#• 3:79 CAGO,IL .0690 1 S 126DC-05201 1 S 126DC-03200 COBB GREGORY J&MICHELLE M ERICKSON 0 K&ARDIS R TRUSTEES 9245 SW LOCUST ST 9350 SW LEHMAN ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S126DC-04100 1 S126DC-03800 CORYELL JACK M&ALICE 0 FISHER MICHAEL Q REVOCABLE LIVING TRUST 9255 SW CORAL 9900 SW 92ND TIGARD,OR 97223 TIGARD,OR 97223 15126DC-03301 1 S 126DC-03900 CROFT LIVING TRUST GAMMON LYNNE M&JERRY W Go GARRISON PETER 9225 SW CORAL ST 9420 SW LEHMAN PORTLAND,OR 97223 TIGARD,OR 97223 1S1 35A8-00900 1 S 126DC-03600 EOP-LINCOLN LLC HANSEN MELVIN L JUNE A LINCOLN CENTER COMPLEX 9395 SW CORAL [16231-16237] PORTLAND,OR 97223 PO BOX#A-3879 CHICAGO,IL 60690 1 S 135AB-04400 1 S 126DC-05101 E LINCOLN LLC HARRIS GREGORY E LINCO CE R COMPLEX 9036 NW BENSON ST [16231- PORTLAND,OR 97229 PO X#A-3 ICAGO,IL 60690 • 1 S126DC-04000 1 S126DC-03302 HEFFLER ROBERT ARNOLD MURRAY DOUGLAS J 9260 SW CORAL TILLIE A PORTLAND,OR 97223 9450 SW LEHMAN PORTLAND,OR 97223 1 S 126DC-04001 1 S 126DC-04601 HOME ELMORE JR&FLORA M O'DAY SUSIE&BRIAN LIV TRUST 8775 SW LOCUST ST#9 BY O'DAY FRANCIS B/SUSAN A TRS TIGARD,OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S126DC-05100 1S126DC-03001 LOOS BEVERLY A PERRY STEPHEN WILLIAM AND 9365 SW LOCUST ST LORINDA C TIGARD,OR 97223 9885 SW 92ND PORTLAND,OR 97223 1 S126DC-06700 1 S126DC-04700 LUNDMARK ALBERT C PHOENIX INNS LLC 3381 COEUR D'ALENE DR BY VIPS MOTOR INNS INC WEST LINN,OR 97068 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S126DC-08400 1 S126DC-03700 LUNDMARK ALBERT C&ELIZABETH A RASMUSSEN DARLA REV LIV TRUST 3381 COEUR D'ALENE DR 603 SW LARKSPUR CT WEST LINN,OR 97068 SUBLIMITY,OR 97385 6DC-08500 1S126DC-04400 LUN I ' •- • :ERT C&ELIZABETH A RENAISSANCE VENTURES LLC& 3381 : U- !•'•LENE DR BBH INVESTMETNS 4.T LINN,OR • 168 1672 WILLAMETTE FALLS DR WEST LINN,OR 97068 1 1260C-06500 1S126DC-03100 LU ARK ERT C&ELIZABETH A RICHARDS M DALE& 3381 'ALENE DR ADAMS HEATHER M T LINN,OR 7068 20675 SW LEBEAU RD SHERWOOD,OR 97140 1 S 126DC-05501 1S1 6DC-03000 MAGILL SUSAN E&DAVID J RICH M LE& 9180 SW CORAL ST ADAMS M PORTLAND,OR 97223 2067 W LEBEAU RD S RWOOD,OR 97140 1 S 126DC-04900 1 S 126DC-05202 MMRR LLC RUFF MICHAEL L JOYCE E ATTN:ERIC R MILLER 12150 SW 124TH AVE 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND,OR 97223 161260C-03500 1 S 126DC-05603 MORROW KENNETH C AUDREY SCHARBROUGH DONALD 9411 SW CORAL JOYCE I PORTLAND,OR 97223 10050 SW 92ND PORTLAND,OR 97223 1S 6DC-0560P SCH• `B:•UGH DONALD JOYC' 100 0S • ND •RTLAND, •- 97223 1 S126DC-05200 STITT DEANE A&CAROLYN M 10025 SW 92ND AVE TIGARD,OR 97223 1 S126DC-05000 TSE INVESTMENTS LLC PO BOX 1754 LAKE OSWEGO,OR 97035 1 S 126DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S126DC-05602 WESTERN CREDIT SERVICES C/o BUOY TAMYRA PO BOX 7056 BEAVERTON,OR 97007 1 S126DC-03701 ZIMMERMAN LARRY D&DONNA J 9335 SW CORAL ST TIGARD,OR 97223 r • 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 I Sierra Pacific Communities, LLC 9385 SW LOCUST STREET TIGARD, OREGON 97223 January 15, 2004 Morgan Tracy Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: case file # SDR2003- 00010 Dear Morgan; Attached hereto please find an outline copy of our construction budget for the new office building at 9385 SW Locust. If you have any questions regarding the budget, please feel free to contact me. Thank you for your assistance with our request. Yours truly, Ed Freeman President Locust Road office building proforma budget 15-Jan-04 Land Cost $ - Site development costs: paving $ 3,000.00 utility connections $ 1,800.00 sidewalk $ 2,350.00 landscape $ 3,500.00 engineer&survey $ 3,500.00 permits $ 4,500.00 bonds& insurance $ 2,500.00 appraisal $ 4,000.00 architect $ 12,000.00 contingency $ 6,000.00 total $ 43,150.00 Hard Construction Costs: 2500 building costs $ 175,000.00 Total = $ 218,150.00 Finance: fee $ - $ - interest reserve $ - $ - total $ - $ - Grand total of all costs: $ 43,150.00 $ 218,150.00 Zoning Cock HocCvi/ s FREEMAN OFFICE BLDG #2 9385 S.W. Locust Street Tigard, Oregon Page 1 of 3 EXHIBIT "A" The project is basically adding 226 sq ft on the front of an existing single story general office building #1 and adding another separate 2,900 sq ft two story general office building #2 on the same site. Seven parking stalls are added to the existing to make a total of fourteen stalls. WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS - APPROVAL CRITERIA 18.630.050 Site Design Standards 1. Building placement on Major and Minor Arterials S.W. Locust street is a major collector with 25 mph posted speed limit. The front office building #1 is 38 feet wide , but the new office building #2 is 50 foot wide which is over 50% of the 95 foot property line width. 2. Building setback. The new front yard set back for office building#1 is 8 feet with the revised glass front. 3. Front yard setback design. Landscape of the L-1 level with existing street trees and new ground cover will be put in front of office building #1. 4. Walkway connection to building entrances. A new 6 foot wide scored concrete sidewalk will be added between the existing street sidewalk and the entry to the proposed office building #2. FREEMAN OFFICE (CONTINUED) Page 2 of 3 4. (continued) A sidewalk exists between existing office building #1 and the street sidewalk. 5. Parking location and landscape design. Parking is on the side of the office buildings with L-1 landscape between the parking area and street. 18.630.060 Building Design Standards 1. Ground floor windows On office building #1 the blank wall is reduced by adding a window storefront; therefore, having a total of 25 lineal foot window for a 38 foot wide structure that is within 8 feet of the front property line. 2. Building facades. On the existing office building #1 there is a variation of materials of brick, glass and wood siding. The front also has a curved brick wall which goes over an entry area. There are offsets in the walls. On the proposed office building #2 there is a variation of brick color, soldier courses with a glass storefront system and a steel brace at entry. The entry area is an open notch at its corner. 3. Weather protection. At both office buildings #1 and #2 there are covered areas before you enter the front door. FREEMAN OFFICE (CONTINUED) Page 3 of 3 4. Building Materials. Existing office building #1 has brick and cedar siding as a surface material. The proposed office building #2 has an all brick facing with color variation in the soldier courses. 5. Roofs and roof lines. There are no false fronts or roofs. Existing office building #1 has a flat roof and a pitched tile roof. The proposed office building #2 is a flat roof with a brick parapet around the perimeter. 6. Roof- mounted equipment. There is no mechanical equipment on the existing office building #1 roof. A rooftop HVAC unit will be used in the proposed office building #2 with complete screening from view. FREEMAN OFFICE BLDG #2 page 1 of 2 9385 S. W. Locust Street Tigard, Oregon EXHIBIT "A" (continued) WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS - APPROVAL CRITERIA 18.360.090 A. APPROVAL CRITERIA 1. Existing street plan and section enclosed. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) No trees are removed for this project. They remain around the perimeter of the site. (2) The site is flat with no ground slumping or sliding. (3) The building #2 is located 20 feet from the building #1 on the site with adequate light, air circulation and fire protection. (4) The structure takes into consideration the south exposure and the SW winds. b. All trees are preserved, which are around the perimeter of the site. 3. Exterior elevations: See 18.630.060 Building Design Standards for elevation interest. FREEMAN OFFICE (continued 18.360.090) page 2 of 2 4. Buffering, screening and compatibility between adjoining uses: a. Buffering items (1), (2), (3), (4) & (5) Along the north property line there is a 20 foot set back to the proposed office and residential zone with landscape screening of 10 feet. In the northwest corner there is a six foot high masonry screen wall (level C-3), to blockout the view of the parking to the residential zone. 5., 6., 7. are for multi-family projects which does not apply in our case. 8. Floodplain ( This site is not in the 100 year flood plain.) 9. Demarcation of public, semi-public and private spaces for crime prevention: The areas of entry to the office are well defined for the tenant and public use plus are visible from the street for crime prevention. 10. Crime prevention and safety: The entry and large window areas provide adequate crime prevention and safety conditions. 11. Public transit: N/A 12. Landscaping: See drawing #2 & #3 landscape area of 30%. 13. Drainage: Plan follows 1981 master drainage plan. 14. Provision for the disabled: Parking, sidewalk, slope and access comply to ADA standards of ORS Chapter 447. 15. All provisions under Plannned Developments Chapter 18.350 shall comply to this project. FREEMAN OFFICE BLDG. #2 9385 S.W. Locust Street Tigard, Oregon EXHIBIT "B" IMPACT STUDY 1.) Transportation System : The proposed project will increase the parking number from 7 to 14 stalls. There are no dedicated bikeways along S.W. Locust Street, but there will be a three bike rack installed. This street is a major collector with a 25 mph posted speed limit. The owner will be paying a Traffic Impact Fee. 2.) Drainage System : The existing paving has a storm drainage line to the street from an on site catch basin plus the existing building # 1 rainwater leaders go to a 6 inch storm line to the street. The new paving will have a new catch basin plus the proposed building #2 rainwater leaders will go to this new catch basin. 3.) Parks System : There is a minimal impact on the parks system with this project and the owner will be paying SDC fees. 4.) Water System : The water system for building #2 will feed off the existing water meter of 5/8 inch. 5.) Sewer System : Based on the added fixture unit count with this proposed building #2, the existing 4 inch line will be adequate. 6.) Noise : Noise impact is none due to the nature of this proposed office building. . . John D. Annand, II - — NCARB Architect 8260 S.W. Hunziker St. I I 1 • Tigard, OR 97223 - 1 —1 G .1 5/ . II 11.1 , t -1.1 1 ! ..... _____ -- — 7 I – Z (51 I—n : / / oi --"""• - 4.5=====t1IIMMISENIMISMINI" i J \ 0 I 0 114 0 4 . ... ,..1 .F4 J c._. .4._i.....11+4.4.. , .0 cp a ai . 0 k P. 0 (VI 40 : Hi di , • , , -i . . 4: O. —rl ci. iy P r r 1 . . , 1.41 4..., : 1 'tfb 4 tql m Lt: I 0 iii o jo..pi olio . P iv r : ' ill. C) I 1 , !1 ! 1 4 M (P 1 •--"-- .--. .... 4 itt-r7q..4 _ - 1 .1 I ! I 1 Fri -1 i N r- ! P _ ______. 4....i: 1\) . ; I 20 o , . . 1 1 : i 1 —r(-4 II —.... Sierra Pacific Communities, LLC 9385 SW LOCUST STREET TIGARD, OREGON 97223 January 15, 2004 Morgan Tracy Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: case file# SDR2003- 00010 Dear Morgan; This letter is in response to item#6, from your letter dated August 14, 2003,pertaining to the Washington Square Standards. As you know,we are currently requesting approval of phase 1 of our development plan for the subject property. Phase 1 is the construction of a new two story office building to the north of the existing one story building. Within two years of completion of the build out of this new building,we expect to submit plans to the City for our second phase of development. The second phase would entail the demolition of the one story building and the construction of a new building in it's place. This new, secondary building would be sized to provide for the additional square footage to meet the minimum floor to area ratio required by the Washington Square standards. To meet parking requirements for this second building,our intent would be to lease additional parking from the Lincoln Center facility or perhaps buy an additional neighboring site. Thank you for your assistance with our request. Yours truly, Ed Freeman President Draw i n� s Sierra Pacific Communities, LLC 9385 SW LOCUST STREET TIGARD, OREGON 97223 January 16, 2004 Kim McMillan City of Tigard Engineering Department SW Hall Boulevard Tigard, Oregon 97223 Project: Freeman Office Building#2 Kim: To meet current City detention facility standards, a pond/pipe would need to be constructed to store approximately 500 cubic feet of runoff at the 25 year storm event. Construction of a detention facility(pond or underground pipe) for the project is not feasible because the site is very flat. The entire parcel falls a total of 3 feet from the north to the south. The existing storm drain pipe at the entrance to the site is approximately 3 feet in depth. Adequate cover can not be maintained over a large diameter detention pipe if it was extended up the driveway to the storm drain collection points. In accordance with Clean Water Services Construction Standards, Chapter 3.11.1c., Mitagation Requirement for Quantity a request is hereby made to pay a fee in lieu of constructing a detention facility. Sincerely, \� Tracy Freeman • JOHN D. ANNAND 11 NCARB . ARCHITECT 8260 S.W. Hunziker Road Licensed in: Tigard, Oregon 97223 Oregon Phone: (503) 620-8668 Washington California May 6, 2004 City of Tigard RECEIVED Planning Department 13125 S.W. Hall Blvd. MAY 10 2004 Tigard, Oregon 97223 CITY OF TIGARD PIAtifNlNG/ENGINEERING Project: Freeman Bldg. Office #2 9385 S.W. Locust Street Tigard, Oregon To Whom It May Concern: Case File No. SDR2003-00010 Enclosed is a preliminary drawing of the storm drainage design for this project. The site is very flat plus the Locust Street storm line is rather shallow. I ran a hose on the existing pavement to determine the pavement flow pattern and verified the storm line depth in the street with Public Works. In working with Greg Kurahashi, PE, we created a design, which basically is a split system to deal with the lack of fall on this site. One side is the storm detention portion, which takes care of the existing pavement area of 3,840 square feet. The other side is the filter catch basin portion which takes care of the impervious area of 3,810 square feet (new pavement + office #2 + new 6 foot wide sidewalk + new addition to existing office #1). Hopefully this will fulfill the City's requirements to complete your review. Sincerely, et,42,0 John D. Annand II (II ---_-1,i-gq° 2.abaVit. 95.1s1 - • i 6.3...„ __________e-s'-- —t-- '43-a.001 .- •.., . f.a.s.oce; • 1 - - ` . 1 t -I v.A.,..N./i■-::i Ai .. . . . ,•. % i tr $2..1 sl - . st-5 . . .. i ,,...... .. 12Za - UillEta ir . -__.rriLca.CrAtt , 'I 4-4- 14 , ni 2 4 / _ ti4.--m_.•: m. r Is • )//// 1 0 III 1:4:4___:&Iit,w--_-_--- g r 1 . I 1 1 , ■,.. - - , / Ajes2.:7_st - . . aa 1., 5 lit - t i ,,,_,...___:---.1.-4:...1,,,, 4%,,, . „E::::- ,i3„Ili) ,,,,c,ftsti w Tkil k , / . ''' '4' -- -- -- N*titeft. ....,„ 1,o-, 2 o 1 4( A7 ” , 1 1 ! --------- -- 1 . ' w A/d' CH-a. ii 34 X4'•44a. "'' ''''4' . . i :Mitt herki • • 1 4 -:. ;-,....(. 4% w ., \ j Cl :: 37.4' 0 •r3), f.IGARD, oef.ce, i r 1 ii i < .- -- •-- , .. 7 ! . "Ch..44„, ISM ,.; ' j I 1)! I I ., .1 -- iii . e. OF 101 ; i , .. • ... : I . , U . • ... a 1 John D. Annand, II 1 i 1 ( f 1) 1 I. 10 0 !id NCARB Architect --;er.7 -744., ; 1 .L -82 1 i i. an, . r 6,; 60 S.W. Hunziker St. . A ,.,. in Tigard, OR 97223 I ( 2 lii. i c... 8t.z.s • • 2 Q) 0 •,• ,,,,,,..--4-- a 4.5 I- I 1 . .... i A I.__ ‘ /: . iii . ,.. i L.4. 7 E E■617_ Gil I - ---1 / • Vt;.1:G, 1 _likk..._/ 1 ,... , ":44.,1 ,-1-zdt • i =rot.4"T`..._ 7_. 0 D.. . : i • 1' ' ,77--\■14 :// -7•4,`rt.-1/4.X.:rtjA...f. tii :14.1 :-C. 7 /45*7' . . i rF 1 C.- u_ ql -7,CONot 4.1 % 1E10. 4'1 I . ilialli_504, ; ' ) C.. lb. ki • ___________Elk A_ .., .../ - i — irs. ..i....6.# _7: i. . A ‘• ^T Yee_ 12.'i_,Ci ""t tc,.c)0 reoi k.:%14...W. "b.W. I-cz, c J -r -r•ft- ..."L.-r _ _.._ B ! '7 'E - '"Ttc.:) iz-- 1-4 1> 17....e. 1 ksAii%'-‘iii:-.--. P' L. A 1,477 - - - • _-_-_-r__4 ii_a.c.a.`-- cwi- .__ _ S -.• ,i•-... ; ,..6 L. c::.c.. L..1 - --7- -r. -r i GI r .,it....c:i-_:,--c:i i' cio -ii Iv 'ipctct Study Ne }, bov4iood Mee+ i5 t - Service Letter 5 ;+e a;rcu ( 0...-Hon Plan Mar 28 . 1996 1 :25AM No 2591 P . 1/3 WVAIR TV e010aPLAJ3eeusa;AiT_atiec_ Washington County Operations 1525 B Street Forest Grove, OR 97116 Phone 503-992-1212 FaZ 503-357-4822 Facsimile Transmittal To: T0\kr. A.-..■rr..D Fax: so�� b�S.cjb1T From: 17ALq - , . Date: 45 '[l t .5 Re: Pages: 3 flaclIstlaag cov r oaae) Phone: Fag: ❑ Urgent For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle i 442_ — 1 Mar . 28. 1996 1 : 25AM No . 2591 P. 2/3 Recycle MEM America August 4th, 2003 John D. Annand II 8260 S.W. Hunziker Road Tigard, Oregon 97223 Project: Second Office Building 9385 S.W. Locust Street Tigard, Oregon Dear John: The following design of mixed solid waste and recyclables storage facility for the office building at 9385 S.W. Locust, should suffice for our operations in Washington County. According to plans, the facility for solid waste and recyclable material will be located exactly where they are at the present time. The facility itself has roll cart service, which forces the tenants to bring the equipment down to the main road at the existing time. This is the same procedure we will enforce with the addition to the building, due to the fact they are not going to commercial service. If indeed the complex was going to commercial service, we would require other guidelines, such as a concrete pad for a container, and certain minimal clearances to avoid low telephone wires, and paving procedures for an enclosure. I approve of the mixed solid waste and recyclables storage facility design for the upcoming addition to the office building for use as a residential type equipment storage area. Sorry for the delay on this matter, If you have any questions, please feel free to call me at 503-992-3011. 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E � JUN 1 7 2003 File Number C1eanWater Service , By ea Pre-Screening Site Assessment Our commitment is clear. 9 Jurisdiction W/ . CQpate f I[o/ S Map & Tax Lot I 2(Q t G "r'. L. .5ooOOwner SI> Site Address q g gW L QC v r(- �r. I N Ner ES1-k-trN►t T 1 (y A$..I:7> 4 en I'L.tir_ Contact ttzi> F 1L__E.4L A.N Proposed Activity v t L Address q 3 es s r? `r i s K.P f p mg.:. 9-7 2.Z Phone eSc, (01 42- 15 - Officio!use only below this the Y N NA Y N NA f r� �I Sensitive Area Composite Map Stormwater Infrastructure maps t I r1 I l Map # /S/wlD ❑ LA'.. QS # I Locally adopted studies or maps 111 0 Other 1 Specify .0 Specify Based on a review of the above Information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 03-11: ❑ Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. ® Sensitive areas do not appear to exist on site or within 200' of the site.This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. Li The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: Date: //17a, Returned to Applicant Mail Fax Counter Date 6//y/Q 3 RY 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-8621•Fax; (503)846-3525• vAt org 7,00/7,00 ) DIdIDVd Vll3IS 9LTC 689 COS XVd CT:TT Itid C0%0Z/90 Arborisf Plan John O'Shea, Consulting Arborist 433 SE 70th Avenue Portland OR 97215 (503)408-9308 banjoist@qwest.net www.im4trees.com January 18, 2004 Attn:Tracy Freeman Arborist Report for Sierra Pacific 9385 SW Locust St. Tigard, OR 97223 SUMMARY There is an existing office building here and a partition of the lot is planned just north of it. Another office structure is planned here.On the north and east perimeter, some well-formed sugar maples(Acer saccharinum)line the yard.It is my opinion, given the circumstances, that the trees for the most part can be preserved, with the caveat that a certified arborist be used in a consulting capacity to oversee digging or construction that disturbs the soil within eight feet of the trees' stems, or which will cut any root over 1.5" in diameter. ASSIGNMENT I met with Tracy Freeman on Saturday,January 17, 2004 to see the trees and plantings in a garden bed that encircles the north and eastern end of the property. There is a planned partition here and I was asked to do the arborist report that will identify,inventory and protect trees during construction.This is to be done within the parameters of the city of Tigard's tree protection ordinance, specifically sec. 18.790.030. I was asked to note any hazardous or unhealthy trees, and make appropriate pruning recommendations. OBSERVATIONS I was provided with a preliminary drawing, showing the footprints of the planned structure and the sidewalk on the east, which I understand is required by the city for access. I sketched my recommended fenced area and the true tree diameters on that(See attached). I photographed the trees and measured them at 4'6" with a diameter tape to determine Diameter Breast Height (DBH).There are ten specimens of a fastigiate Silver Maple of an indeterminate common cultivar.They range in size from eight inches (8") to eleven and a half inches (11.5") DBH. They average 35 feet(35') in height(see map). They are well maintained,but not recently pruned. Arborist Report for[address], page 2 There were also five large Shore Pines (Pinus contorta) that ranged from 25 feet to 40 feet in height.They are in a row along the eastern boundary of the property and behind the existing building. They have not been recently pruned. Along Locust Street there are three Sycamore trees (Ater platanoides) that are quite large (up to 14.5" DBH) and that have been thinned in the last few years. The easternmost of the three is next to a utility pole and has been cut away for line clearance. These could use a thorough pruning for aesthetic and health purposes. The contractor needs to be aware of the potential hazard of pruning around utility lines. There are various shrubs that do not qualify for protection under Tigard's ordinance relating to trees and they are also listed.These include Rhododendron, Snowbell, Pine and Laburnum. There are 11 fruit trees,all less than 6" DBH, that will appear on the list. One flowering plum tree, measured at the thinnest place below the low branching, is 11.5" RECOMMENDATIONS I recommend a pruning of the Maples.They are a very tall, compact fastigiate tree, with steep crotches. Pruning on these should eliminate co-dominant stems. Those are the stems especially noticeable on trees #3 and #10 that are almost the size of the parent trunk.Taking these off in a professional manner will increase the value of these trees for years to come.Normal thinning and elimination of dead and diseased wood will further add to their value in the landscape.The pines would also benefit from this sort of pruning with perhaps a little shaping. An orange construction fence needs to be erected before digging takes place.The fence shall be six feet high and affixed to steel posts driven in the ground.Inside of this fence, no construction of excavation shall take place. No materials handling, loading or stacking of equipment or chemicals will be allowed in this area. Also, no construction personnel will be able to enter this area unless by permission of the Project Arborist.The Project Arborist will supervise all trenching, excavation and digging within 10 feet of the Maple trees and within six feet of the pines. Any roots larger than 2" will be reported to the Project Arborist. This paragraph will be attached to the landscape drawings and site plan so that all construction and trade personnel involved will be aware of the trees' special status. CONCLUSIONS The silver maples should be pruned as soon as is practical.The pines labelled `A' and 'B' should be removed at that time, as well as the smaller fruit trees and the flowering plum. Since no trees over 12" diameter are being removed, no John O'Shea,Consulting Arborist mitigation as per section 18.790.030 will be necessary. See tree inventory attached for specifics, using map as a visual aid. It is strongly recommended that during construction near the fenced area, a consulting arborist who is certified by the ISA be onsite during the digging, trenching or any soil disturbance within 8' of the existing trees and be notified of any root encountered or cut that is over 1.5" diameter.Damage that may occur can thus be evaluated and appropriate measures taken. I am available for this work at my normal hourly rate. jo • ' ea Co ting Arborist ISA Certified Arborist #WC1877 John O'Shea,Consulting Arborist Attachment A Tree Inventory for Sierra Pacific 9385 SW Locust St. Tigard, OR 97223 ID# Common names Species DBH Observation Recommendation _ Sycamores Acer platanoides Al 14.5" Need pruning Retain A2 13.5 -" " Retain A3 12.5" " " Retain Pines Pinus contorta A 10" Close to sidewalk Remove B 11" _Close to sidewalk Remove tr 10" Prune deadwood, Retain thin D 9.5" " " Retain E — 9" " " Retain Sugar Maples Acer saccharinum 1 8" Thin least strong Retain attachments 2 11.25" " " Retain 3 10" As above and take Retain approx.8"co- dominant stem off. 4 10.25" Thin least strong Retain branch attachments 5 10" " " Retain 6 8.5" " " Retain 7 10.5" " " Retain 8 10" " " Retain 9 9" " " Retain 10 9.5" As above and take - Retain approx.9" co- dominant off. A4 - Flowering Plum Prunus sp. 11.5" V Not a good Remove specimen Fruit trees " " Remove Pear(5) Less than 5" " " Remove Plum(3) Less than 5" " " Remove Rhododendrons& Less than 4" Excellent Retain smaller shrubs(6) landscaping Dogwood(3) Less than 3" " " Retain DBH=Diameter Breast Height;diameter at the standard 4'6" height-measured from the side of the slope. John O'Shea,Consulting Arborist 433 SE 70th Ave.,Portland OR 97215(503)408-9308 banjoist@qwest.net Reduced Plan Set , IT:V."../1...:.._N..11.%-41 •eNts): , !.71 -ffCrif:1=1-C.•..r., . ---- - S ; ki •; ";: • r. .-:-.- 5.71WIL.:611.7.e...4 -;:ir So• ' , --r.1.---.. ei e)0 . • __L-711Q-177.-- i -0— - - i R "-- 11111111i 6 : . : I , 11N1111 - --vg.it,t wr_sigh -.'s`...,e-.)•,. ..s 1 r>r4- ,51_:,,..px.x.;:o.C.;.____..._._ 1 ' 1 : 1 --- S--7,- 1-- -T '4 , • ; • : , iii ______.. .■"..st._. ...L.0 c ,..)11r----11-6 '1"*'R. --...K.rs:„"r ---- (9. .. . ._ s , . f It ■i i . - ,4, c.:.0t4c... 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E 1 1 1 1 111111 1 0 7 , . i I I .---......" ..... 1:i I I c, 1 a z z o i i • • 11 CITY OF TIOA,L Community(Development ShapingA Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 11/3/2004 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00010 Type II Land Use Application FILE TITLE: FREEMAN OFFICE BUILDING ADDITION APPLICANT/ TSE Investments, LLC OWNER: Attn: Ed Freeman PO Box 1754 Lake Oswego, OR 97035 REQUEST: The applicant is requesting Site Development Review approval for construction of a 226 square foot addition to the existing new two-story 2,900 square foot office building. LOCATION: 9385 SW Locust Street; WCTM 1S126DC, Tax Lot 5000. ZONE: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 7, 2004 DATE COMMENTS ARE DUE: JULY 21, 2004 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 27, 2004 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® SITE ELEVATIONS ® IMPACT STUDY ® SITE PLAN ❑ GEOTECH REPORT ❑ TRAFFIC IMPACT STUDY ❑ NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 2428 LAND USE APPLICtrION Project: COMPLETENESS REVIEW COMPLETE J INCOMPLETE r DARD INFORMATION: �_T Ueed/Title/Proof Of Ownership Neighborhood Mtg. Affidavits Minutes, List Of Attendees Impact Study (18.390) SA Service Provider Letter Construction Cost Estimate ❑ /0# Sets Of Application Materials/Plans Er Pre-Application Conference Notes ❑ Envelopes With Postage (Verify Count) (peri..y copy of-Nit I,1 I.51-PR ECT STATISTICS:[Building Footprint Size [✓' % Of Landscaping On Site F % Of Building Impervious Surface On Site [t4/ Lot Square footage DIMENSIONED: Mir Building footprint [ Parking Space Dimensions(Indude Accessible&Bike Parking) V,, ruck Loading Space Where Applicable (11 Building Height Access Approach And Aisle Visual Clearance Triangle Shown I ZONAL PLANS:_ dVicinity Map Architectural Plan /r2 Tree Inventory Existing Conditions Plan Landscape Plan C ' Z.1.-Site Plan d Lighting Plan TREE PLAN/MITIGATION PLAN: ❑ ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTION ❑ 18.330(conditional use) ❑ 18.620(Tigard Triangle Design Standards) © 1 8.765(off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) Q' 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive lands Review) 18.350(Planned Development) SD 18.705(Access/Egress/Grculation) ❑ 18.780(Signs) 18.360(site Development Review) 18.710(Accessory Residential Units) �_ 1 8.785(Temporary Use Permits) 18.370(Yar ances/Adjustments) ❑ 18.715(Density Computations) (IP 18.790(Tree Removal) ❑ 18.380(inning Map/Text Amendments) ❑ 1 8.720(Design Compatibility Standards) 'ir 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑ 18.725(Environmental Performance Standards) I♦ 18.797(Water Resources(WR)Overlay Disoict) [J 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(tot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.420(land eat-boons) 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) 1 8.745(Landscaping&Screening Standards) 0 1 8.510(Residential Zoning District) 18.520(Commercial 1 8.750(Manufactured/Mobil Home Regulations) (Commercial Toning Dstricts) 18.755(Mixed Solid Wastn/ecyding Storage) 18.530(Industrial Toning D stricts) 18.760(Nonconlorming Situations) ADDITIONAL ITEMS: •+,n. .P 1. . •,, . ' ..., L • LA_ O On l.._.,• r. w- Chet a _. r`.. I:\curpinlmasters\revised\land use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: -Freeman Office COMPLETENESS CHECKLIST Date: 08/08/03 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes [X] No ® _ Adjacent parcel grades shown. STREET ISSUES ❑ Right-of-way clearly shown. Not shown ® Centerline of street(s) clearly shown. Not shown ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. NA ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ❑ Street grades compliant? NA ❑ Street widths dimensioned and appropriate? Not shown ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Not shown ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? Sizes not shown for existing and proposed meter ❑ Preliminary sizing calcs for water quality/detention Not shown provided? ❑ Water quality/detention facility shown on plans? NA -impervious area is less than 5000 sf ❑ Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ❑ Storm stubs to adjacent parcels required/shown? NA The submitt is hereby deemed ❑ COMPLETE ® INCOMPLETE By: - Date: 08/08/03 REVISED: 08/08/03 CITY OF TIGARD August 14, 2003 OREGON Ed Freeman TSE Investments P.O. Box 1754 Lake Oswego, OR 97035 RE: Completeness Review-Freeman Office Building, Case File No. SDR2003-00010 Dear Mr. Freeman: The City has received your application for Site Development Review (SDR2003-00010) to develop the vacant site for use as a commercial office building. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Neighborhood Meeting Affidavits. While you have included your minutes from the meeting, you did not complete and sign the required affidavits of posting and sending notice. 2. Construction Cost Estimate. To document that the correct fee was assessed, we need a rough estimate as to the value of your project and all associated improvements. This does not have to be an extremely detailed estimate, but rather a rough approximation based on common per-foot costs. 3. Mailing List. You have supplied the required envelopes, but there is no mailing list to compare it to. Please include a copy of your mailing list. 4. Tree Inventory. The existing conditions plan does not indicate any trees on the site. You should show the trees that are greater than 6" in diameter. For purposes of mitigation, only those trees that are 12" in diameter are considered, however, a protection plan for all existing (>6") trees is required, Typically, this protection plan is prepared by a certified arborist. 5. Narrative. Your narrative and plans address the standards of 18.390 (Impact Study), 18.630 (Washington Square Regional Standards), and 18.795 (Vision Clearance). However, you will also need to respond to the criteria 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 r00/C001 j DIdIDVd VD13IS 9LTC 1789 CO S XVd TC:CT nu CO.5Tis0 found in 18.360 (Site Development Review), 18.520 (Commercial Zoning Development Standards), 18.705 (Access), 18.745 (Landscaping and Screening), 18.755 (Solid Waste) unless a service provider letter is presented, 18.790 (Trees), and 18.810 (Street and Utility Improvements) 6. Washington Square Standards. One of the requirements of this zone is a minimum Floor to Area Ratio (FAR) of 1.25. This was discussed during the preapp. You will either need to seek a variance to this standard using the criteria found in 18.370, or propose a phasing plan that shows a feasible build out scenario. 7. Waste Hauler Sign-Off. You included a fax to the waste hauler but not their response. If you did not receive a response, please address the criteria in Chapter 18.755, Solid Waste, 8. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 9. Number of application copies. In addition to the material you have already submitted, please submit an additional 10 FULL SETS of your application materials: plans, written documents, forms etc. Should you have any questions with regard to these items, please contact me at 503.639-4171. Sincerely, Morgan Tracy Y Associate Planner c: SDR2003-00010 Land Use File i:\curpin\morgan1workSpaCe\sdr\sdr2003-00010(freeman)\sdr2003-00010 Incomplete.doc 1-00%1-00 21 DIdIDYd d2I2I3IS 9LIC 1'89 £OS XVd ZC:CT IDI3 CO/2T/80 Y7r SIERRA PACIFIC 9--i DEVELOPMENT, INC. .. P.O. Box 1754 LAKE OSwEGO. OR 97035 (503)684-3175 FAX (503) 684-3176 F A C S I M I L E C O V E R LETTER PAX NO. TO: I I"1■I COMPANY: (-1 -1 . c - FROM: ED FREEMAN PAX NO. 694-3176 COMPANY: SIERRA PACIFIC DEVELOPMENT, INC. No. of pages (including cover sheet) AS REQUESTED FOR APPROVAL FOR YOUR RECORD ?<' FOR YOUR USE/INFO. FOR REVIEW/COMMENT Copy TO FOLLOW IN MAIL If there has been any problem with this transmission, please contact the person noted below. Contact: JenNee Freeman Phone: (503) 684-3175 COMMENTS: .. fOO/T00�] DIdIDVd ma's 9LTC 1789 CO S %Vd T£:£T Du C0/5T/90 TSE INVESTMENTS PO BOX 1754 Lake Oswego, OR 97035 August 15, 2003 Mr.Morgan Tracy City of Tigard Via fax Re: case file# SDR2003-00010 Dear Morgan; I received your letter(copy enclosed). Items 1 and 3 were delivered to you about three weeks prior to the entire application being submitted. You may recall that you called me to say that you had not opened a file for the project yet, because the app was not in. However, you said in our conversation that you would hold on to the affidavits, etc., until we submitted the balance of the material. Hopefully this will "ring a bell" and you will be able to locate the materials. I apologize for the trouble. Our architect, John Armand will respond to the other items you need. Respectfully, Ed Freeman 1700%Z002) DIdIDYd VflHIS 9LTC 1789 COS XVd TC:CT Iad CO/ST/80 /ka4a9r,,, ' ate CITY OF TIGARD August 14, 2003 OREGON Ed Freeman TSE Investments P.O. Box 1754 Lake Oswego, OR 97035 RE: Completeness Review-Freeman Office Building, Case File No. SDR2003-00010 Dear Mr. Freeman: The City has received your application for Site Development Review (SDR2003-00010) to develop the vacant site for use as a commercial office building. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Neighborhood Meeting Affidavits. While you have included your minutes from the meeting, you did not complete and sign the required affidavits of posting and sending notice. 2. Construction Cost Estimate. To document that the correct fee was assessed, we need a rough estimate as to the value of your project and all associated improvements. This does not have to be an extremely detailed estimate, but rather a rough approximation based on common per-foot costs. 3. Mailing List. You have supplied the required envelopes, but there is no mailing list to compare it to. Please include a copy of your mailing list. 4. Tree Inventory. The existing conditions plan does not indicate any trees on the site. You should show the trees that are greater than 6" in diameter. For purposes of mitigation, only those trees that are 12" in diameter are considered, however, a protection plan for all existing (>6") trees is required. Typically, this protection plan is prepared by a certified arborist. 5. Narrative. Your narrative and plans address the standards of 18.390 (Impact Study), 18.630 (Washington Square Regional Standards), and 18.795 (Vision Clearance). However, you will also need to respond to the criteria 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 found in 18.360 (Site Development Review), 18.520 (Commercial Zoning Development Standards), 18.705 (Access), 18.745 (Landscaping and Screening), 18.755 (Solid Waste) unless a service provider letter is presented, 18.790 (Trees), and 18.810 (Street and Utility Improvements) 6. Washington Square Standards. One of the requirements of this zone is a minimum Floor to Area Ratio (FAR) of 1.25. This was discussed during the preapp. You will either need to seek a variance to this standard using the criteria found in 18.370, or propose a phasing plan that shows a feasible build out scenario. 7. Waste Hauler Sign-Off. You included a fax to the waste hauler but not their response. If you did not receive a response, please address the criteria in Chapter 18.755, Solid Waste. 8. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 9. Number of application copies. In addition to the material you have already submitted, please submit an additional 10 FULL SETS of your application materials: plans, written documents, forms etc. Should you have any questions with regard to these items, please contact me at 503-639-4171. Sincerely, -44-7,- r_ ,.., Morgan Tracy ity Associate Planner c: SDR2003-00010 Land Use File i:\curp1n\morgan\workspace\sdr\sdr2003-00010(freeman)\sdr2003-00010 incomplete.doc January 12, 2004 -,�,,�';, CITY OF TIGARD OREGON Ed Freeman TSE Investments P.O. Box 1754 Lake Oswego, OR 97035 Dear Mr. Freeman: The City received an application for Site Development Review on July 22, 2003. On August 14, 2003, the City sent a letter indicating that your application was found to be incomplete. The additional information that was requested has not been submitted. State law provides that an applicant has up to 180 days from the original submittal to make their application complete under the rules in effect at the time of the initial application. It has been 174 days since your submittal. The following options are available: 1) Submit the required information prior to January 20th at 5:00PM. The city will then review the resubmitted information and determine whether the application is complete and proceed with the review. If the resubmittal does not contain the required information, the review will be based on the inadequate information, see#3 below. 2) Withdraw the application prior to January 20th at 5:00 PM by submitting a letter to that effect. As no staff report has been generated and notices have not been sent, you would be entitled to an 80% refund of your$3,075 application fee ($2,460). 3) Do neither. The city will then deem your application incomplete and proceed with the review. You should note that with inadequate information, a denial of your request is the most likely decision the City will make. Please note that since the duration of time since the original submittal has been longer than 3 months, the labels on the envelopes are no longer current or valid. A new list of labels will be required to be generated and affixed to your envelopes as part of making your application complete. Contact Patty Lunsford (503) 639 4171, for more information pertaining to generating this list. I have enclosed a copy of the City's letter of incompleteness for your convenience. Should you have any questions, please feel free to contact me at (503) 639-4171. Sinc ely, Z• MORG TRACY Associate Planner 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 �iul,ll� CITY OF TIGARD February 24, 2004 OREGON Ed Freeman TSE Investments P.O. Box 1754 Lake Oswego, OR 97035 RE: 2nd Completeness Review-Freeman Office Building, Case File No. SDR2003-00010 Dear Mr. Freeman: The City has received resubmittal materials for your application for Site Development Review (SDR2003-00010) that responded to staff's previous incompleteness review. While a number of the issues or items have been resolved, the following additional information is still required before the application can be deemed complete: 1. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. If you have specific questions relating to these items, please contact Kim McMillan, Development Review Engineer at 639-4171, ext. 2642. 2. Number of application copies. Instead of submitting full sets like you have previously, in this case, since the changes or additional information will be shown on site and utility plans, you need only submit 10 new sets of your plans (including a reduced size, 8.5x11 or 11x17 set). Should you have any questions with regard to these items, please contact me at 503-639-4171. Sincerely, Morgan Tracy Associate Planner c: SDR2003-00010 Land Use File is\curpin\morgan\workspace\sdr\sdr2003-00010(freeman)\sdr2003-00010 incomplete2.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 PUBLIC FACILITY PLAN Project: Freeman Office COMPLETENESS CHECKLIST Date: 02/10/04 GRADING ® Existing and proposed contours shown. ❑ Does proposed grading impact adjacent parcels? ❑ Yes [Z] No ® _ Adjacent parcel grades shown. STREET ISSUES ❑ Right-of-way clearly shown. _ Show ROW with dimensions ❑ Centerline of street(s) clearly shown. Show with dimensions ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. NA ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ❑ Street grades compliant? NA ® Street widths dimensioned and appropriate? Show dimensions ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show existing public line in Locust ❑ Stubs to adjacent parcels required/shown? _ WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show existing public line with size noted ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show existing public line with size noted ❑ Preliminary sizing calcs for water quality/detention Water quality is required when net, new provided? impervious area exceeds 1000 sf. ❑ Water quality/detention facility shown on plans? Show water quality treatment ❑ Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ❑ Storm stubs to adjacent parcels required/shown? NA The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 02/10/04 REVISED. 02/10/04 CITY OF TIGARD July 6, 2004 OREGON Ed Freeman TSE Investments P.O. Box 1754 Lake Oswego, OR 97035 RE: Completeness Review-Freeman Office Building, Case File No. SDR2003-00010 Dear Mr. Freeman: The City has received the information necessary to begin the review of your Site Development Review application (SDR2003-00010). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sincerely, organ Tracy Associate Planner Enclosure C: SDR2003-00010 Land Use File i:\curpin\morgan\workspace\sdr\sdr2003-00010(freeman)\sdr2003-00010 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES �rm ��. Community(Development Shaping)1 Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL FRAPNIGME 3W R M F� 56-APPLICANT: G p k i,/, `1 J /ANESrrnevrr, AGENT: Phone: (So )6Sy- 3/7 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1385 c w &oGvsY 5re ' TAX MAP(S)/LOT #(S): 1;1 PG 5027 NECESSARY APPLICATIONS: 5/7R PROPOSAL DESCRIPTION: i oNSrpvcr 3(38 6 tc& t2tAidtny COMPREHENSIVE PLAN MAP DESIGNATION: M ZONING MAP DESIGNATION: - CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: 7_4 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 520 l MINIMUM LOT SIZE: \ sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front Zo ft. Side O�LD4 ft. Rear ".0 Corner J '' ft. from street. MAXIMUM SITE COVERAGE: q)S % Minimum landscaped or natural vegetation area: IS %. 0..\.,otv1 �t�,�J,,.��ul zo►� (�„cr%,rl Fi� Lisc C20,6SG) i Swr,Mkcf uvc NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] e e-�Ctris A' THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS u"-4 OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section [1 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 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. - ACCESS [Refer to Chapters 18.105 and 18.7651 Minimum number of accesses: ( Minimum access width: '3O . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: . E WALKWAY REQUIREMENTS [Refer to Code Section 18.105.030) WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS [Refer to Code Chapter 18.7301 ➢ STREETS: feet from the centerline of . > LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.130.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: > A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half('/z)of the building's height; and > The structure will not abut a residential zoned district. I BUFFERING AND SCREENING [Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: 0 feet along north boundary. `I 0 feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: R LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. (v(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. a PARKING (Refer to Code Section 18.765.040) m REQUIRED parking for this type of use: Z . 1 Spi.4u0 II, 9.y, .. 9e UJCiJ o i tti Parking SHOWN on preliminary plan(s): �,9 , uwth//,0(2) •c.k Me-c� l SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section [J�BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks s all be located in areas protected from automobile traffic and in convenient locations. 0.9/6- y a i-1/, ,ooh 44441• 4 o f-F u.., ❑ SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated onpIans 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 18.715.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ✓/CLEANWATER SERVICES[CWS]BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 ., • LOP ►f� OE ♦ Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet * >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% + 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Apprication/Planning Division Section • Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIE3ENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. [or SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition,.site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; )=. Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (i MITIGATION (Refer to Code Section 18.790.060.E) REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section • Y If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) / 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) it V 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 7/18.350(Planned Development) -_Z_ 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) /,18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) ✓ 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) ✓18.795(Visual Clearance Areas) - 8.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) I 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) _ 18.420(Land Partitions) 18.742(Home Occupation Permits) - 18.430(Subdivisions) i/ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) / 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: 644 r. / L us I,,. t,, P j 1-001(S (Ye '10 V ,../ u me/ O t/ r✓S f �. GJ� c1 •l?4. l Q/7 gym• - 5Li/w 1/LOi..- 11.. pia_, Eiji L{ L/,(i{.(gr(4.i(, over- ]`yI'L1��, lOG3d.if�t/c) cm„ �c�.- / cat„„k k II(diC9G(�� ig 6 30./oco C3) t,.,,`� t1 Srn tiG f m C�J 6trth,,d Floor w[r el,,,,s ,3 6'30 060�r W "w4..1 rev.'te. 4.111-4,/y f 2.xr Af.„,, � l � „sc�u�s 1 ooj repine,60.�{,r et ratite tiuM 20% j*.rt c,✓z✓ sc tit FIcor kw( Tuff CD Alp' (-✓t i ■Cf,Q. lidos Gti /ewer 'J ) SPR- 6-3 Ira (e1/ie1.✓ cod ai t n 1 / tI Corh71ierivSs cited PROCEDURE / Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-ResdenAal 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 foll9 s all land use decisions. An appeal on this matter would be heard by the Tigard tleao4 5 O jc,tf . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It isrecommended that a prospective applicant either obtain and read the Community Development Code or any questions o City staffprelative 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: cc/AD76,4 /roc.CITY Of TIGRD PLANNING DNISION - 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: www.ci.tiigard.or.us H:lpatty\masters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residenfial Appfication/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 named below at the City of Tigard Planning Division, 503.639.4171. Staff:_ /!:x:.i Date: W6/0.3 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND 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: Lf Arborist Report/Tree Assessment (f)•- >h&5 > ,( -1") ❑ 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 3. 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). "icinity 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 ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:lpatty\nasterslchecklistdoc (UPDATED: 26-Jun-02) /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 El • 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 ❑ Locations of driveways on adjacent properties and across the street ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Na s, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scal north arrow and date El Bound ry lines of tract to be subdivided Names f adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour linn,es related to a City-established benchmark at 2'intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose,,ocation, type and size of all of the following(within and adjacent to the proposed subdivision): • Public anda`vate right-of-ways and easements El • Public and pn ate sanitary and storm sewer lines ❑ • Domestic wate) ains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations fo arks, open spaces, pathways and other land encumbrances CI• The location of all tree with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structu es and the present uses of the structures,and a statement of which structures are to remain after platting ❑ Supplemental information includ g: • Proposed deed restrictions(if .ny) ❑ • A proposed plan for provision o subdivision improvements ❑ • Existing natural features including roc outcroppings,wetlands and marsh areas • The proposed lot configurations, lot siz and dimensions,and lot numbers. Where lots are to be used for purposes other than residential, it shall b indicated upon such lots ❑ => If any of the foregoing information cannot p acticably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the appliction materials ❑ City of Tigard Land Use Application Checklist \ Page 2 of 4 h:\pattylmasterslchecklist.doc (UPDATED: 26-Jun-02) Preliminary Partition/Lot Line Adjustment Plan _> The ner of the subject parcel ❑ -) The o er's authorized agent ❑ • The ma scale, north arrow and date ❑ Proposed roperty lines ❑ Description f parcel location and boundaries ❑ • Contour lines 'intervals for slopes 0-10% or 5'for slopes>10%) ❑ Location, width d names of streets, easements and other public ways within and adjacent to the parcel El Location of all per anent buildings on and within 25'of all property lines ❑ Location and width f all water courses LI Location of any trees ith 6"or greater caliper at 4'above ground level ❑ • All slopes greater than % ❑ Location of existing and p posed utilities and utility easements ❑ Any applicable deed restric ns [1 Evidence that land partition wl knot preclude efficient future land division where applicable ❑ Future street extension plan shoving existing and potential street connections LI 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 LI • Mailboxes ❑ • Structures and their orientation ❑ 6110,41 vi(it n:9 elev.rag a'Np `t art,I LE 71, tet y 171 • City of Tigard Land Use Application Checklist Page 3 of 4 h:\pattyknasters\checklist_doc (UPDATED: 26-Jun-02) • /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 ❑ ./t.7 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 ❑ 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 ❑ I/ 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 Plans >too et,,z 4,4))U,t,0 -;r k) 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 ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:\pattylrnasterslcheddist_doc (UPDATED: 26-Jun-02) PRE-APPLICATION CONFERENCE NOTES Ali ENGINEERING SECTION Q city Tigard,m nvelopment Shaping Better Community PUBLIC FACILITIES Tax Maptsl: 1S1266C Tax Lolls): 5000 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 to feet [ [ SW to feet SW to feet U SW to feet Street improvements: [ I street improvements will be necessary along SW , to include: [ 1 feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section n Other: I I street improvements will be necessary along SW , to include: feet of pavement n concrete curb storm sewers and other underground utilities n -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities I _ -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: I feet of pavement concrete curb I I storm sewers and other underground utilities I I -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section street trees • I 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: n 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 Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Locust Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a new lateral to the new building. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is 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. The onsite facility is required if the net increase in impervious area exceeds 1,000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the pa' nt until occupancy is permissible 'y when the TIF is greater than $5,000.00. Pay T1F. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section For a land partition, t applicant must obtain an Engineer Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance or 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: ENGINEERING DEPARTMENT STAFF DATE Phone: 1503)639-4111 Fax: 1503)624-0152 aeng\brianr\templates\preap notes eng.dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Motes Page 6 of 6 Engineering Department Section PRE-APPLICATION i iIt A 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: E F tz-.E AN-1"-3 Q Address: q'`3 `j r 1, L o C4:S'jPhone: b -35 Case No.: 1)/�E Zrai 5 • %),:x-,,/" _ �T. t No.: �. i e -7 7So City: T' l 6.1/�iL p a fL�- i �Zip: g -1 Receipt 0 p G.C` Al Application Accepted By: /C Contact Person: hone: Date: ` 0-0/ 3 Property Owner/Deed Holder(s): �S L 3 „re, S L.LX DATE OF PRE-APP.: /Jo d 3 TIME OF PRE-APP.: / t � Address: \R. _� Phone: (0eN PRE-APP. HELD WITH: City: \..-11(1,142_ Ve/\o Zip: ?�� ' Rev.7/1/2002 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): ?,E 5 - V j . t_c Icy j REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted L AN, y1"-> v n t■ without the required submittal elements) Tax Map & Tax Lot#(s): M,‘"N. • t S I a Cr Zoning: �= E. I I. `�Out [ re-Application Conf. Request Form Site Size: + - E L Q S. t 5 A i -7 5 14. ` 2 COPIES EACH OF THE FOLLOWING: Er-- Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour lonq and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE ❑ Filing Fee $200.00 GROUP. Pre-Apps (CD Meetings) March 2003 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Thursday, March 06, 2003 30 31 8:00 8:30 9:00 Pre-app 9:30 litre-App Ed Freeman 503.684.3175 9385 SW Locust St - Office Bld 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 3:48PM Wednesday, February 26, 2003 ` JOHN D. ANNAND II NCARB . ARCHITECT 8260 S.W. Hunziker Road Licensed in: Tigard, Oregon 97223 Oregon Phone: (503) 620-8668 Washington California February 26, 2003 City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon PRE-APPLICATION CONFERENCE REQUEST Project: Freeman Office Building 9385 S.W. Locust Street Tigard, Oregon BRIEF DESCRIPTION The client would like to build a second two story office building on site. The first floor would have 1,213 square feet and the second floor would be 1,925 square feet with extension over four parking stalls. 12/10/2004 Conditions Associated With 9:18:53AM TIDEMARK Case#: SDR2003-00010 COMPUTER SYSTEMS, INC. C Code Title Hold Status Changed Status By Tag Date d tell Code g Y 8 $3r 8. Prior to issuance of a site permit,the applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicates that they will construct a half-street improvement along the frontage of Locust Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Major Collector street from curb to centerline equal to 29.5 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. 14 foot concrete sidewalk(or combination sidewalk and 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; I. underground utilities; J. street signs(if applicable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Locust Street in a safe manner,as approved by the Engineering Department. 1 REQ PROFILE OF LOCUST ST None NOT MET KSM 9/28/2004 DLW2 9. Prior to issuance of a site permit,a profile of Locust Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. -- 1 PAY BIKE STRIPING FEE$483.00 None NOT MET KSM 9/28/2004 DLW2 10. Prior to issuance of the site permit,the applicant shall pay$483.00 to the City for the striping of the bike lane along the frontage of Locust Street. 1 POST-ST IMPRVMNT SIT DIST CERT None NOT MET KSM 9/28/2004 DLW2 11. Prior to issuance of a site permit,the applicant's engineer shall provide a post-street improvement sight distance certification. 1 ON SITE WTR QUALITY/DETENT FACIL None NOT MET KSM 9/28/2004 DLW2 Prior to issuance of a site permit,the applicant shall provide an on-site water quality and detention 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 a,d calculations for review and approval. 1 ' V LANDSCP PL TREES PLNT 2 1/2 " None NOT MET MET 9/28/2004 DLW2 fit Prior to issuance of building permits,the applicant shall submit revised landscape plans that show all trees planted will be a minimum 2?-inch caliper size. 1 SED BLDG ELEVATIONS t None NOT MET MET 9/28/2004 DLW2 4. Prior to issuance of building permits,the applicant shall submit revised building elevations that show that the uilding facade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition,the amount of windows shall be increased so that a minimum of 50%of the facade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised facade. 1 ' VISED LANDSCAPE PLAN None NOT MET MET 9/28/2004 DLW2 rior to issuance of building permits,submit a revised landscape plan that includes the revisions necessary to dress the changes for the existing building facade. This plan shall also indicate two additional trees around the parking area. ME 'ANICAL ROOFTP EQUP SETBK ' None NOT MET MET 9/28/2004 DLW2 rior to issuance of building permits,the applicant shall ensure that any mechanical rooftop equipment will be etback from the roof edge 3 feet for each foot in the equipment's height. 1 REVISED SITE PLAN None NOT MET MET 9/28/2004 DLW2 Page 2 of 3 CaseConditions..rpt 12/10/2004 � Conditions Associated With 9:18:51 AM . TIDEMARK Case#: SDR2003-00010 COMPUTER SYSTEMS. INC. Conjition Status Updated Coide Title Hold Status Changed By Tag Date BY 17. Prior to issuance of building permits,the applicant shall submit a revised site plan that includes the following revisions: )7The material and height of the trash enclosure shall be identified and meet the requirements of 18.745.050(E)(4); e compact parking spaces shall be marked as"compact"or with a large"C"; Wheel stops or curbs shall be placed three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in .;5 alkway; The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn .ar nd movement; The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An ele ion detail showing the design of the bike rack is also required; Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle;and Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. 1 RE (SED SITE/ELEVATION PLAN None NOT MET MET 9/28/2004 DLW2 Prior to issuance of building permits,the applicant shall submit revised site/elevation plans that show light fixtures on the buildin and in the parking lot which will sufficiently illuminate the site. . 1 COMPLETE PROPSED IMPRVE/WALK THR None NOT MET MET 9/28/2004 DLW2 19. Prior to final building inspection,the applicant shall complete the proposed improvements in substantial conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. 1 REQ PUBLIC IMPROVEMENTS None NOT MET KSM 9/28/2004 DLW2 20. 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. 1 AS BUILT DRAWINGS None NOT MET KSM 9/28/2004 DLW2 21. 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). 1 OVRHEAD UTIL LN UNDRGRND/OR FEE None NOT MET KSM 9/28/2004 DLW2 22. The applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is chosen,the amount will be $3,330.25 and it shall be paid prior to final building inspection. 1 MAINT AGREEMENT W/STORMWTR MGN None NOT MET KSM 9/28/2004 DLW2 23. 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. 1 DESIGN/SPECS OF PRIV WTR QUAL FAC None NOT MET KSM 9/28/2004 DLW2 24. 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. 1 NO CHANGES W/O NEW SDR APPRVL None NOT MET MET 9/28/2004 DLW2 25. To ensure that the subsequent Phase 2 is completed,no changes to the site will be permissible(including minor modifications)after completion of Phase 1 unless a completely new SDR is approved,or the proposed changes are implementing Phase 2. Page 3 of 3 CaseConditions..rpt 12/10/2004 Conditions Associated With 9:18:51AM •TIDEMARK Case#: SDR2003-00010 COMPUTER SYSTEMS. INC. Condition Status paid C Title Hold Stains Ganged By Tag D . By DRAWNGS OF PHASE II FTPRNT/PRKNG None NOT MET MET 9/28/2004 DLW2 1. Prior to site work,the applicant shall submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information,in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area,and areas reserved for bicycle parking and refuse containers,and reflect a total building floor area square footage of 15,561 for both phases. 1 6'PRTECTVE FENCING INSTALLED None NOT MET MET 9/28/2004 DLW2 -1',912t. 2. Prior to site work,the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that PO iv/ will remain. During construction the methods outlined by the project arborist shall be employed. Namely,an arborist P shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. 1 APPLY FOR ADJ TO ACCESS SPCN STDS None NOT MET MET 9/28/2004 DLW2 Prior to any site work,the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 S' t•• H.3 and H.4.using the criteria found in TDC 18.370.020.C.5. H 1 PFI PERMIT None NOT MET KSM 9/28/2004 DLW2 °t50 ,-3(1`01 4. Prior to issuance of a site permit,a Public Facility Improvement PFI permit is required for this project to cover L" half-street improvements and any other work in the public right-of-way. Eight(8)sets of detailed public improvement ��} plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings c`)t y.,� 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 LEGAL NAME/ADD/PH None NOT MET KSM 9/28/2004 DLW2 5. Prior to issuance of a site permit,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 9/28/2004 DLW2 6. 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). 1 ROW DED LOCUST STREET None NOT MET KSM 9/28/2004 DLW2 7. Prior to issuance of a site permit,additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 1 HALF ST IMPRVEMENT LOCUST ST None NOT MET KSM 9/28/2004 DLW2 Page 1 of 3 CaseConditions..rpt - - - - - - -- . 11 t2 477_21;411•Clf IIICUllsi .- 0-1...L.---- , (JAC) JO .,Y .,_ - ...L11111721.-An c -- T.:Sit gLitt....:-. Ae. Ptc. "Mithliit '74T(/ >< . '".711 _k (2)'-D .-A ) I - (7 11N7ivNi Imo-. -0. . •.,,c2 .,03_ ,,,,.. 411 N N1/4-1 1 4:ti 3 ,.. is —n. -a7c--.?-.1-7*. H , :d 11PIPP N, . i -- '.-- - - : 9 S L. . •-• . ,e . ; -. -. - ... ._ . • • ‘ .. . - .. :, - . ', * : . -- .- . " . , ,_._ s it 'b *-- .-:- ' ' g' ' - 1_-__`• - ,- 4 I:: I , ' 1 ,1 rZ.-z- -az 1-a ci\z- \kia - iii LI it 4, NT, , .. --\--"S\ \., \ I- ! -"melt— \--'',.. :,. . \\‘ „\„. \ 11! 1 \\' ...\ ',. ! , SI Pl. I \ ..._, \\,.. -„-,,, \\12 • , ,, ' ' \ " I -,-,! ' '' • II I $ 1, r H 1 1 0 , .0 . ... ,:, ■-iti. vvvi.,:. , - - _. , :.-\.\ ,. \ '' 10 I. II , / " , . . c I .. -aix?v4:!3i4*-...-_\'" . ,. ,...., , ,...,. N.+ \ \\, t ii I V! i /. 4.1 , . 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Li . . ._ • C r • • __ - ::" " 1-�1 :_ .i' ., ..i"`. `'. All 'A hL.-P4,.. :2a 2� gS5 6da , F"t'-- i _ .. e 1-.4' �. * t, a . � . � 2,N® P1.o � � y . . . . ... ( Fj..rt Rte. - . i► / "'. •.. ; rvz_'IiH L. 61113c. 40 CI?) . INt, 1012 '. of 0 REVISIONS BY a M • GENERAL NOTES : 1.) GENERAL CONSTRUCTION: The Architect must be contacted,if t__________ there is any conflict found in the drawings with the site conditions,prior to ` any continuance of work within the area of concern. 2.) CODES & STANDARDS:All construction work must comply with the State of Oregon 1998 Edition Structural Specialty Code(Uniform Building ' Code) ,0------ \N.,..,................. •=-- • 3.) ENERGY CODE:Addition CI o N ■ Roof R=30,Walls R=21,Floor slab perimeter R=15 Z u Storefront glass U=0.35 with shade coef. 0.45 Q w°',0 Z W. { 1— — —— — ( 4.) EARTHWORK/EXCAVATION:Remove all debris and organic material Z,-, 07,a= t from building addition area. Footings shall bear on undisturbed/firm sail or O I I on engineered fill.Allowable soil bearing pressure=1,500 psf 0 3 0- = 00Q_ • 1 5.) POURED CONCRETE: All poured concrete work per ACI and CRSI =O Z m LI I --r r standards of practice. Note Cold and Hot weather ACI handbook -'> requirements,latest edition. Concrete strength requirements:All slabs, _--•.( _ II I I footings/foundation walls to be 3000 psi @ 28 days. Reinforcing bars to be I i I r--T n J deformed per ASTM A-615 Grade 60(3 inch minimum coverage at all 1\ S •- —- -- - --- -- -r / footings). I 6.)CARPENTRY p ;, (a.)All wood in contact with concrete shall be pressure treated. - Ill.- �`�4_, .2_ (b.) Sawn lumber shall be Douglas Fir No.2 or better;posts to be .� ' -ate !t- A. Douglas Fir No.L -' 1---- `1.- ``, = (c.) Plywood Nailing:15/32 plywood wall sheathing nailed 8d at 6 �Z�-.--- -..-- _ inches o.c.along all edges and 8d at 12 inches o.c.within field;5/8 �,, '1'-�v' r-/7 (5-ply)plywood roof sheathing nailed 10d at 6 inches o.c.along all .0.-241 ( •"ji••• edges and 10d at 12 inches o.c.within field. Unless stated otherwise in the details. ■ s � (d.) Trus-Joist installed per manufacturer's specification. •. ROOF DESIGN LOAD: live load 25 psf+dead load 15 psf=40 psf -• ' • . ' • . •• LATERAL:Seismic Zone 3 and Wind 80 mph &Exposure B — --y- • - . • _, -e -- - -- 4 ! il• -- 0- -Itt,.1 a'7' .I i `� '.I I W. ..,. 1.•.,..;. ///I//,///,f�f/ S/IliP,ett,3'1`t..*.. lT-"_7- St7.... E „[1_.. ,_ 1 _4" %A—t• - Y�F LLi O I 0 I I- 2 Z dl 0 L //%% //////////// I} C1L � : c I sk a ,4 r t T:>-X__ A P A P Y WQ --.._.__ x2)L/SY1G.S -Q/L" +iYl!S11M H �I '33 LL _ ___ P�CS�;►�.S? a —.--- ('-'1X'-'' �I 1 �. , 3�'T`T ItiSULA.1�SSis+[. _..._ >;'� ' . 3 r )•, rr s-.� -t 1 IL o c.� woo 1_ O.0.'T T' - DRAWING LIST 1 _ -�x3: �. t�. '� Z s-rur� a_ _ita" H souNta 1u5UI.ATI[�ti 4� �1L r.'"01---1"ETHYI-Ct..LL _ 2k4 to. G. 't 2_ ST.�ss,(y�iii i•S.G. i -YiF. b tL. 1b p.t-tr.t C'.R.. rL E.s I L f.�T• r U It-g._I rJ[-1 C.X 11s„x IL L.% . GENERAL NOTES __ _MI:' z 4•, o.C.. N e tL I•t_. __ 1 SITE PLAN & G 1n : u 5/S v,�r t�s v I--t r3 o,m r>L o 2 FLOOR PLAN I �H A.rt.I,-11i1� 1J K. __FI b R-t . ._-.._ 3 FOUNDATION PLAN .Ji. or I- , ,_. _ bLvE.L>Cb S1r>-fi.)y Ir.+c1"T'4, wr.1-t_ 0Sa5E_t..t4L�f 1 5 F>�L'r (4 tt..E t--t cv 6 tit°K"4'-� lt'k- 4 ROOF FRAMING PLAN ' i • - t " ���, , t � x hPA PLVw40D H X Y1 � 1 W' t tz_2 I 15 ."1 T I r.1 S u-1..AT I O I.-.1 �' S/e' Y P Su t-t 1� 5 ROOF PLAN �_ __�>< m n. �. tiz__. iit>s Ico"o.c. 3 __.. ._.. __.- - 6 EXTERIOR ELEVATIONS —iwnu-aT -.-_ • -rr, t--1 11... P c t_-(M-7'I-4'/ L.M.Is-1 ta_ 7 BUILDING SECTIONS =D "" '° _ i V.61.J tz- r..4 le--.R.1 E tr` 8 MISC. DETAILS --'°b°3 . q �ie tn.�C.T rc� C.E%r`.1�C,)._ _1 : t , , L .... , _._ Yt. tM11d011116.ISM IXIMA11• I 1 REVISIONS SY I, • 13 1--c12.611 ZO Z]: O ZZO Z v W o dc „ ZQo� =N o 0 roF Y A ..t 4 '� 151” : } ------ L w11j ILN-r Rte-■. 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Li_ w • 0 i-d __________ 2C.Ti.111-01. CA:11Na". P.-."..•=CA-743:-.. -.____ , MI IiHnillililjililliiii1111111,v biiiiiilifinifilinliiiinliiiililfilinillifili IR\ = _ ,,. ,..../c-1 7r----IM/f_ 1- 2 al `" — .. iliillitillilliffill 7 4 0 _ 1 =_- ____ ______L— '= .....„,.._ 3 ( ffo. ij 0 3r-is.A..c ci- ii:__—_:.__—_.I__ _ _ ._A.Ne-r r.--4. ---.....-....e. __,..„_,...„.:‘L...._ _ MI MI _ --- I iiiiiiiiiiiiiiiiiiiiiiiiiiiii liii111111111411111M111111 _ , niiiiiiiiiiiiiiiiiiii 111111 I 1111111111111 Mifflin ) 6 - , .____ iii. , 0 4 ' — _ _ _ _ _v._ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _. 11 CO 4- 1- --- ..... _..1-b‘-a: --15711:Ef.G1.rir ‘,• ...17.'_.__ ' LL - __C-$1_17.TH ,--_. .....11.-E- i •-____13e. 1 _ • __ . ....____________.______________.___ .._____________ ..__ ___ ... _._____ __ ____ Iiirin.1-.crrzta:.: , ...., (3 Of Shssts ----, - Sr. rimmous.....aamown. I.....,re_ = 1 er.,I AO....f...■...",I:.10.— V REVISIONS BY BUILDING DATA: OFFICE #2 -■ 1U FLOOR 1,163 SQ.FT. TYPE V CONSTRUCTION _ --_- _ _. '- /_ . 2ND FLOOR 1,640 SQ.FT. B OCCUPANCY Row .- -.. M.� .-_.__ - PARKING S 3 1 HR __ _ ( GENERAL NOTES : —■ r 14-11-181,21154v.1°E -af yS l b' _--__�--_ _-_ . _— I y _ TOTAL 2,803 SQ.FT. SEPARATION) ti -DI - r 4-•1 i . • sr Mn 1.) GENERAL CONSTRUCTION: The Architect must be contacted,if • —r1__o" i-ty H—' T1 19'-11" FROM 1 FLOOR TO 2 FLOOR CEILING there is any conflict found in the drawings with the site conditions,prior to a `w^L L e - I, # - any continuance of work within the area of concern. . 1 4 ____mite-- SITE DATA : •, ,+_;F-ti.P. GT TOTAL SITE AREA = .38 ACRES 16,553 SQ.FT. 2.)t'ODES & STANDARDS:All construction work must comply with the t ` 0 LANDSCAPE AREA = 4,600 SQ.FT. 28% `State of Oregon 1998 Edition Structural Specialty Code(Uniform Building 9 1 : ■ Code) _. TiwcT ___Lite Total Impervious Area = 11,953 sq.ft. f 3.)ENERGY CODE: _ • P / , PARKING DATA : Roof R=38,Walls R=21,Floor R=25&21 over parking. ❑ o r, i 0 ' / ( , Buildings#1 Office Floor Areas 2,630 sq ft+ 2,803 sq ft Storefront glass U=0.35 with shade coef 0.45 Z 0 r- T =5,433 sq ft total divided by 1000=5.4 x 2.7=14.58 required See work sheets Q r w .. • sw sr 1 Actual-9 regular+1 ADA+4 compact - 14 stalls total _ Z x• Y p m ,. ST S.��a sw" Z� // / / / Bikes required 5.4 x.5=2.7 3 bike rake provided Z ir z w o rR� �I� } �I ,i-TYT/�j RbIF :as�6 Q ca=pe I11 $I 59100 BORDERS a!�( A J L!> 2:._ 2 z Q-1-1A\L F 1,_ : a 8800 S F 7-i-z - - Jd --- irAr. `.r-- rE -s-1192,.,= ... ST t ii ....' / • ctt5rr-_��t ..- zsw„N',cgawu 1 srI -- ' 1 1-/AAA���SO___,: Sw OC Si,'_ST i -� , i 1 'R� g IT:gS J-94 r.'A L .9 -�.:.GY:7_3;4 G I .. �.__ i A�- /'—•-- -‘.._SW� OAK 4 KST 5 I .:._._I4�'- . ` :Sl..t�'J M!'.�-7 'j i _ ' � 'r 9000 it' _. ... r .._ pC1 tat ri�G i :.` \daf..' {� I - J > fir, .__ Illtir q , II sw T\� ti r } d SHADY{N - I.v�- C"`ri s `t • ' - rt L NGSTAF -_T�JS• •• �_ �,1.- _'--1_____ •• I �I - „ �z�► V �,. _ g-..,444/, ' si, _ir A 111- -r ii Oc B 51& NJ I ;tea r Ah / 2' I .1 �.- ' ^' I I ri ;1CTM{L IC_T� v� 4 Y/ID.G /7_,.. , v77111--- _ oi4 _- SI,� y ' I •T.a "� 1 T w t a'uri°. 1. —=.11.-I!q 1-11-IN-/Cq i:.e+u.1 r: 2'/e' N. i I _ ,- = `SI LC -.1. W A L T ST1�ir. $ 1 __.iC.A1`LL 1. .1. —_ L LI 4H _ ` 24. PARICINC KITH O.M V. �6. 15 •_ r?.- _ r _JAI_ W� ■SH 1ELty Fc rL - _. DISAELED PERMIT ONLY _..L'-..c' 3Fa"1 14 L-- CCU: '! _/ pOwr�Ll(�HTln.l!' -A. 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L. =:TTY�._�_t-i 1 - _ W p'iii/ ________t____ T , ■ — 1,'\ DRAWING LIST: 12 CONCRETE SHEAR WALL kn 4 L _ _ _ _ 13 STEEL DETAILS 1 SITE PLAN&GENERAL NOTES 14 EXTERIOR WALL FRAMING ELEVATIONS 03 I r_ 1A STRUCTURAL NOTES 15 NORTH & SOUTH WALL FRAMES I' _.-.- +sc. f T�ttt�auc-- sE± s•;rrsr14-- -a"_ =ezikIt caw- sr1i7I15N - _+— a 2 WALL TYPES & ROOF PLAN 16 WEST WALL FRAME ___ $\Ey. _l.Ei-LLXST •ST1t�CCT 3 FIRST& SECOND FLOOR PLANS 17 ENTRY SUPPORT 4 EXTERIOR ELEVATIONS 18 BRICK DETAILS - '5 w - E. 5 BUILDING SECTION "A" 19 INTERIOR STAIRS DETAILS 6 BUILDING.SECTION "B" 20 STAIR HANDRAILS & GUARDRAILING 7 BUILDING SECTION "C" 21 ENTRY STOREFRONT Si WINDOW ELEVATIONS ' • NM 8 FOUNDATION & FIRST FLOOR 22 WINDOW & DOOR ELEVATIONS � FRAMING PLANS Z ¢��`�`T, Q `. 1�� r _1:47-- - . - ._[.T` E.V E L O P M E. tiI —T- r..— P L A fV - __- - _---------_-. 9 SECOND FLOOR & ROOF FRAMING PLANS u 10 FOOTINGS -------- --- ----------- ------ _« r�� ---+-- - 11 PORTAL FRAME & FOOTINGS ��Y011110.1•IINCYMMNI` OD ._._ _�.._.. =/1 - -_- 0 .. , REVISIONS BY_ , ___ 4,.. 2,. .-- _ ` -- w _ - -- ---- - - ____ _ ---3i-4 I61- [e" _ __-- `�1- e*. _ 3- 3",-.-r_ 33'.r:$ 5'-t> i -iS`_ ___S='ZY`'_- _ r u- ---- -- __•. r IR Aft. - .I27/./ oirrrnZG.,./ i • ,. / ii/ / i - r //iii ` /.. r (/ rr � 1 S .I I. 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"I.L SF+e,----IT- wa.Lt_-, t"u1..L.'-r 3L..oe_k_E_Pst - J LJ IA obil..I>o w-r_a *. ..0.14 11..{'2.Lx... -_---- -_ _- -- -- 3.d CrSLD4 _ A STQ]>.___FAbTE11Y.$ __TO STUD "..1_c.,44:01,....-116.0 LT tl3 --- /�1..,.-O�eff_ T...[45IQ (11.63 -1.3=L3L'rirsl S- 1FinZL[: .L+E_='F0i16. �p6YTtD1.71SL-1S.LIK 'tCnrA►T1aN - NJ^./z...1-(--�... I 1....11.." h1 oL:?D O�nLia__-__SAS .. `l fr-- r PHV2-SDS3 lox 4. 1415_D5 4.x b'' ~ DT2k Silo to ED )�RwT>��Sg= [: D Cf.1a Pr�ST/bTU�I�Cft_ SIaC.�. CO Jr ._- --- WAC L n=a4T6LLL _ =-1E. P 14 (s-S D S 3 4.- t :'14.)Sob:7 34.X.EM '/b t.1 A 5181-0 =3.. 12" 1 11 f�5 =-EO]eeT_.=Z1-1_@=i L>l-�L>ZlJ-- 11.4 c I.i C.r .s_T E. � er f"' +mot -- - _ -' I P I-LT&-S Qr 51 b LIQ.tCXi 2 a)`-+' P't V &3" 7g D I.ta. Le,-I 30 --_x:1.1 Cy:._3Z`:T.L 115 _1��)`LG�IaA 7._1ST _Gi_LIS1 �1 -_- la &F:_ 4.34.ai (4-) -/a M-E. "Yet;- TA. -1,4-coo "aat: -- - - Scaa►JOTC� -... E I H D I4/►. ors-4..:. -_ ..t.'� ,E..:4__lei..$. Ve;�_D 1A --- I we.n.l l.�2 -- ( ;Z NbTQA to iT -471 -rL� ►-i b. _pl� ---__ _: 1 ci,o6o lob 03-CSC)5 sneN -LIT _ _. _ V'VW.41...k'. AL Ls..*■••••.L%I.... t`1 ter.rr sr . . IS. RECEIVED - MAR I � 2006 CITY OF TIGARD PLANIVINSIMINEER Fv-)-r per,, a 9385 �-- 2z9aZ - la 7(-EA 5 wc- e7-rto Gty;l; src w - ks.11,6 li( N� V E 6N o =t 10/27/2006 • Conditions Associated With 4:12:59PM CCEL/? Case#: SDR2003-00010 Condition Status Updated Code Title fold Status By Tag Date By 000 I DRAWNGS OF PHASE 11 FTPR None Met 12/10/2004 MET 12/10/2004 MET 1. Prior to site work,the applicant shall submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information,in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area,and areas reserved for bicycle parking and refuse containers,and reflect a total building floor area square footage of 15,561 for both phases. 0001 6'PRTECTVE FENCING INSTAL None NOT MET MET 12/10/2004 MET 2. Prior to site work,the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely,an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. 0001 APPLY FOR ADJ TO ACCESS S None Met 10/2/2006 EAE 10/18/2006 EAE 3. Prior to any site work,the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and H.4. using the criteria found in TDC 18.370.020.C.5. 0001 PFI PERMIT None NOT MET KSM 9/28/2004 DLW2 4. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Eight(8)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). 0001 PAY BIKE STRIPING FEE$483 None NOT MET KSM 9/28/2004 DLW2 10. Prior to issuance of the site permit,the applicant shall pay$483.00 to the City for the striping of the bike lane along the frontage of Locust Street. 0001 POST-ST IMPRVMNT SIT DIST( None NOT MET KSM 9/28/2004 DLW2 11. Prior to issuance of a site permit,the applicant's engineer shall provide a post-street improvement sight distance certification. 0001 ON SITE WTR QUALITY/DETE None Met 10/25/2006 KSM 10/25/2006 KSM 12. Prior to issuance of a site permit,the applicant shall provide an on-site water quality and detention 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. 0001 REV LANDSCP PL TREES PLNT None Met 12/10/2004 MET 12/10/2004 MET 13. Prior to issuance of building permits,the applicant shall submit revised landscape plans that show all trees planted will be a minimum 2?-inch caliper size. 0001 REVISED BLDG ELEVATIONS None Met 12/10/2004 MET 12/10/2004 MET 14. Prior to issuance of building permits,the applicant shall submit revised building elevations that show that the building facade for the existing building fronts SW Locust for a minimum 47.5 lineal feet. In addition,the amount of windows shall be increased so that a minimum of 50%of the facade is windowed. A covered entry and 6 foot wide minimum width walkway from the street shall be provided for the existing building's revised facade. 0001 REVISED LANDSCAPE PLAN None Met 12/10/2004 MET 12/10/2004 MET 15. Prior to issuance of building permits,submit a revised landscape plan that includes the revisions necessary to address the changes for the existing building facade. This plan shall also indicate two additional trees around the parking area. 0001 MECHANICAL ROOFTP EQUP S None Met 12/10/2004 MET 12/10/2004 MET 16. Prior to issuance of building permits,the applicant shall ensure that any mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot in the equipment's height. Page 1 of 4 CaseConditions..rpt 10/27/2006 Conditions Associated With 4:12:59PM ckCCEL/17 Case#: SDR2003-00010 Condition Status Updated Code Title Hold Status Changed By Tag Date By 000 I PFI PERMIT LEGAL NAME/ADD None NOT MET KSM 9/28/2004 DLW2 5. Prior to issuance of a site permit,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. 0001 SUITE LAYOUT MAP None Met 10/4/2006 KSM 10/4/2006 BRS 6. 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). 0001 ROW DED LOCUST STREET None Met 10/18/2006 KSM 10/18/2006 KSM 7. Prior to issuance of a site permit,additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 0001 HALF ST IMPRVEMENT LOCUS None Met 10/5/2006 KSM 10/6/2006 MSB 8. Prior to issuance of a site permit,the applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicates that they will construct a half-street improvement along the frontage of Locust Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Major Collector street from curb to centerline equal to 29.5 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. 14 foot concrete sidewalk(or combination sidewalk and 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; 1. underground utilities; J. street signs(if applicable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Locust Street in a safe manner,as approved by the Engineering Department. 0001 REQ PROFILE OF LOCUST ST None Met 12/10/2004 KSM 12/10/2004 PLN 9. Prior to issuance of a site permit,a profile of Locust Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 0001 REVISED SITE PLAN None Met 12/10/2004 MET 12/10/2004 MET Page 2 of 4 CaseConditions..rpt 10/27/2006 Conditions Associated With 4:12:59PM EtCCEL Case#: SDR2003-00010 Condition Status Updated Code Title Hold illiptus Changed By Tag Date By 17. Prior to issuance of building permits,the applicant shall submit a revised site plan that includes the following revisions: A. The material and height of the trash enclosure shall be identified and meet the requirements of 18.745.050(E)(4); B. The compact parking spaces shall be marked as"compact"or with a large"C"; C. Wheel stops or curbs shall be placed three feet from the end of the parking stall. A three foot overhang over a landscaped area or walkway beyond a 6 inch tall curb is acceptable if there is a minimum of 6 feet width remaining in the walkway; D. The parking lot aisle shall be extended to the end of the property past the last parking space to accommodate turn around movement; E. The applicant/owner shall submit a revised site plan that shows 3 bicycle rack spaces for the proposed building. An elevation detail showing the design of the bike rack is also required; F. Revise the van accessible ADA parking space to be 9 feet wide with an 8-foot aisle;and G. Ensure that adequate parking is available for the total square footage of the buildings including any alterations that were required by this decision. 0001 REVISED SITE/ELEVATION PL None Met 12/10/2004 MET 12/10/2004 MET 18. Prior to issuance of building permits,the applicant shall submit revised site/elevation plans that show light fixtures on the building and in the parking lot which will sufficiently illuminate the site. 0001 COMPLETE PROPSED IMPRVE None NOT MET MET 9/28/2004 DLW2 19. Prior to final building inspection,the applicant shall complete the proposed improvements in substantial conformance with the fmal approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. 0001 REQ PUBLIC IMPROVEMENTS None NOT MET KSM 9/28/2004 DLW2 20. 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. 0001 AS BUILT DRAWINGS None NOT MET KSM 9/28/2004 DLW2 21. 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). 0001 OVRHEAD UTIL LN UNDRGRNI None NOT MET KSM 9/28/2004 DLW2 22. The applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is chosen,the amount will be$3,330.25 and it shall be paid prior to final building inspection. 0001 MAINT AGREEMENT W/STORK None NOT MET KSM 9/28/2004 DLW2 23. 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. 0001 DESIGN/SPECS OF PRIV WTR Q None NOT MET KSM 9/28/2004 DLW2 24. 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. Page 3 of 4 CaseConditions..rpt 10/27/2006 Conditions Associated With 4:12:59PM CCEL/7 Case #: SDR2003-00010 Condition Status Updated erode Title, Hold Status Changed By Tag Date By 0001 NO CHANGES W/O NEW SDR A None NOT MET NIL I 9/28/2004 DL W2 25. To ensure that the subsequent Phase 2 is completed,no changes to the site will be permissible (including minor modifications)after completion of Phase 1 unless a completely new SDR is approved,or the proposed changes are implementing Phase 2. Page 4 of 4 CaseConditions..rpt 1/4/2007 CCEL Conditions Associated With 2:09:42PM Case#: SDR2003-00010 Condition _ Code old Status 0001 DRAWNGS OF PHASE II FTPRNT/PRKNG None Met 12/10/2004 MET 12/10/2004 MET 1. Prior to site work,the applicant shall submit detailed drawings for review regarding phase II completion of the office building. These drawings shall include footprint and parking location information, in addition to square footage of the proposed building and the conceptual uses. The site plan shall show the amount of landscaped in contrast to hardscaped area,and areas reserved for bicycle parking and refuse containers,and reflect a total building floor area square footage of 15,561 for both phases. 0001 6'PRTECTVE FENCING INSTALLED None Met 1/4/2007 MET 1/4/2007 EAE 2. Prior to site work,the applicant shall install 6 foot tall orange protective fencing on steel posts around the trees that will remain. During construction the methods outlined by the project arborist shall be employed. Namely,an arborist shall be on site to supervise any digging or trenching within 10 feet of the maple trees and six feet of the pines. The arborist's recommendations shall be printed as requirements on the landscape and construction drawings. 0001 APPLY FOR ADJ TO ACCESS SPCN STDS None Met 12/12/2006 EAE 12/18/2006 EAE 3. Prior to any site work,the applicant shall apply for an adjustment to the access spacing standards of TDC 18.705.030 H.3 and H.4.using the criteria found in TDC 18.370.020.C.5. 0001 PFI PERMIT None NOT MET KSM 9/28/2004 DLW2 4. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Eight(8)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). 0001 PFI PERMIT LEGAL NAME/ADD/PH None NOT MET KSM 9/28/2004 DLW2 5. Prior to issuance of a site permit,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. 0001 SUITE LAYOUT MAP None Met 10/4/2006 KSM 10/4/2006 BRS 6. 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). 0001 ROW DED LOCUST STREET None Met 10/18/2006 KSM 10/18/2006 KSM 7. Prior to issuance of a site permit,additional right-of-way shall be dedicated to the Public along the frontage of Locust Street to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 0001 HALF ST IMPRVEMENT LOCUST ST None Met 10/5/2006 KSM 10/6/2006 MSB Page 1 of 3 CaseConditions..rpt Emily Eng-Fw: Freeman Office Bldg#2 XL"Lo 0 _ ao 1 c-a Page 11 zs L d,'h�G„� elVe I /-{ ,64- From: "robertjgross gross" <robertjgross @msn.com> To: <Emily @tigard-or.gov> Date: 1/4/2007 12:09:03 PM Subject: Fw: Freeman Office Bldg#2 Original Message From: Jerry Palmer<mailto:Jerry.Palmer@AlphaCommunity.com> To: robertjgross@ msn.com<mailto.robertjgross @msn.com> Sent: Thursday, January 04, 2007 10:28 AM Subject: Fw: Freeman Office Bldg #2 Bob - can you get this to Emily at the City? Dottie and I are boarding a plane to visit her folks - back 1/10. Thanks. Jerry Original Message From: Walt Knapp <walt.knapp @comcast.net<mailto:walt.knapp @comcast.net>> To: Jerry Palmer Sent: Thu Jan 04 08:33:34 2007 Subject: Freeman Office Bldg #2 On Tuesday, January 2, I inspected the tree protection fencing at the project. The fencing is adequate to protect the London plane trees on the south and the pines on the east side of the Freeman Office Bldg #2 property. Walter H. Knapp Silviculture & Urban Forestry 7615 SW Dunsmuir Beaverton, OR 97007 P: 503.646.4349 F: 503.265.8117 M: 503.330.3732 waltknapp @comcast.net<mailto:waltknapp @comcast.net> <mailto:waltknapp @comcast.net<mailto:waltknapp @comcast.net>> t111,00L3—,,f e kfl Walter H.Knapp RE( Silviculture& Urban Forestry Der 1 Q December 15,2006 PLANkt,. 0675 Freeman Office Bldg#2 Arborist Report and Tree Protection Plan A new office building will be constructed north of the existing building at 9385 SW Locust Street in Tigard. Also, some modifications are planned for the existing office building. The purpose of this report is to address the effects of proposed construction on trees located on the site. Tree Inventory. Only seven trees were inventoried on the site, including a row of four small pines along the eastern boundary and three London plane trees along the south side of the property bordering SW Locust Street. None of these trees will be removed during construction; consequently,no mitigation is required. Tree location and size are shown on the site plan. Based on my site visit and a review of site development plans, I expect that there will be little effect on the trees as a result of construction. My comments and recommendations for protecting these trees are as follows: 1. Sidewalk Construction.A new sidewalk will be constructed within the root zone of the pines on the east side of the existing building. To protect these trees, the sidewalk grade should be adjusted if possible to avoid excavation into the root zone. Excavation or construction equipment in this area should be limited to small, rubber-track or alternative equipment to reduce root damage or soil compaction. I recommend placement of geotextile fabric at the sidewalk base and minimal compaction to protect roots. Tree protection fence should be installed along the west side of the trees to limit equipment operation or other construction activities within the root zone. 2. Protection of London Plane Trees. During construction,ensure that no equipment storage or other construction activities takes place near the London plane trees. Since this is the front of the site, this is not expected to present a problem. However, construction should be monitored, and if necessary, tree protection fence should be installed around these trees. %•rl1'/ �!il Walter H. Knapp Certified Forester,SAF 406 Certified Arborist, ISA PN-0497 7615 SW Dunsmuir Lane, Tigard OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 Emil En. -freeman bid.-arborist re..rt Page 1 s • From: robert j gross <robertjgross1 @mac.com> To: <emily @tigard-or.gov> Date: 12/18/2006 9:19:05 AM Subject: freeman bldg-arborist report CC: robertj gross <robertjgross @msn.com> 1.29/2007 12: 40 5036243681 TIGARD BUILDING DEPT PAGE 02/02 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 June 29,2007 uI • Dillard Schroeder TIGARD Sierra Pacific Communities,LLC P.O. Box 1754 Lake Oswego,OR 97035 RE: Freeman Office Building (SDR2003--00010) Dear Mt. Schroeder: You have notified the City of the need to remove four pine trees silong the east side of the Freeman Office Building site. These 10-caliper inch pine trees axe not protected by the land use approval, SDR2003-00010. Only those trees which have been identified as "trees to saved" in the land use approval are subject to penalties if removed. in addition,Only trees greater than 12 caliper inches are subject to protection, and mitigation. • • Sincerely, Emily Eng Assistant Planner c, SDR2003-00010 Land use file Page 1 of 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or..ov • TTY Relay: 503.684.2772 06129/2007 12:40 5036243681 TIGARD BUILDING DEPT PAGE 01/02 City of Tigard, Oregon • 1312S SW Hall Blvd. • Tigard, OR 97223 June 29,2007 II • Dillard Schroeder Sierra Pacific Communities,LLC TIGARD P.O..Box 1754 Lake Oswego, OR 97035 RE: Freeman Office Building (SDR2003-00010) Dent Mr.. Schroeder: This letter concerns tree#A3 (12.5"Loudon.Plane Tree) at the Freeman Office Building site. You have notified the City of the need for its removal for construction purposes. Tree#A3, the easternmost of the three trees along Locust Street,is protected by the land use decision SDR2003- 00010. Based on Tigard Development Code 18.790.060 (Illegal Tree Removal),the removal of a tree in noncompliance with any City permit or development approval constitutes a violation. Tree removal violations call for the following penalties: • $500.00 civil penalty pursuant to Section 1.16 of the Tigard Municipal Code. • Additional civil penalty representing the estimated value of unlawfully removed tree. This number shall be deteunined by the Project Atborist using the most current International Society of Arboriculture's Guide for Plant Appraisal or, other accepted method. • Mitigation for caliper tree inches lost at$125 per caliper inch. TYPE OF FINE AMOUNT • Civil Penalty $500 12.5 (caliper inches lost) x$125 $1,562.50 Mitigation Fee (per inch) Tree Value To be determined TOTAL DUE To be determined Regardless of who removes the tree or the reasons fot which it is being removed, the patty in charge of the development is responsible for the fumes and remediation. A hold will be placed on building permits until the penalty fees are paid. Please submit a copy of the Project Arborist's appraisal along with your payment (check or cash only). Thank you for your coepetation. Sincerely, 45Nr7 114 En',mow Assistant Planner t: Dick Bewersdorff,Planning Manager SDR2003-00010 Land 1140 file Page 1 of 1 C/12 Z20 4171 - E. ._. cm, Co4 7107 - -.._.._.. ..---.s o Appraisal Calculations 0675 Freeman Tree Appraisal 711/2007 Trunk Formula Method Water H.Krui)p 2 3 4 5 6 7 8 9 10 11 12 13 14 , c O c aa) o m C V/ C) Q N .- .6 . U C l- . V Tree 3 o N 0 n m ? c o a ,Number Species DBH Remarks 0 U 3 rn re o c� m c� ¢ > [n.] [%1 [%] [%1 f%] [%l [%1 1$1 [sq.in.] f$1 [$1 1 London plane tree 12.5 Symptoms of anthracnose disease 50% 70%' 60% 60% 63% 70% $45 123 1 5,522 $ 1,224 Appraised value $ 1.224 Appraised value, rounded , $ 1,200 Definitions: S Characteristic Definition I Tree Number Referenced to map r- 2 Species Tree or shrub species 3 DBH Diameter at breast height(4.5 ft. above mean soil surface)[inches] to 4 Remarks Structural integrity and state of health CA 5 Condition Rating of structural integrity and date of health ,°r, 6 [Site) Relative market value within the area where property is located{%j Q 7 [Contribution] Functional and aesthetic contribution f%] mi 8 [Placement] Where plant is situated on property; with regard to effectiveness in providing functional and aesthetic attributes(%] Y 9 Location Average of Site, Contribution, and Placement [%] From Regional Plant Appraisal Committee. Includes growth characteristics, adaptability, and resistance to damaging 10 Species Rating agents. [Vol From Regional Plant Appraisal Committee. Includes average cost of nursery stock,transportation, and installation [$ per 11 Unit Tree Cost square inch basal area] 12 Trunk Area Calculated cross-sectional area of trunk [square inches] 13 Basic Tree Cost Trunk Area X Adjusted Unit Tree Cost[$) 14 Appraised Value _Basic Tree Cost 1$]X Species Rating [%]X Condition [%]X Location [%] Certificate of Appraisal. I certify that all the statements of fad in this appraisal are true, complete, and correct to the best of my knowledge and belief, and r- that they are made in good faith. (A lif / CA o Wafter H. Knap s Certified Forester, SAF 406 a Certified Arborist, ISA PN-0497 mi a c 0 CITY OF TIGARD 7/9/2007 III S 13125 SW Hall Blvd. 9:16:59AM Tigard,OR 97223 503.639.4171 TI(.. &t D Receipt #: 27200700000000003147 Date: 07/09/2007 Line Items: Case No 'I ran Code Description Revenue Account No Amount Paid SDR2003-00010 [CIV]Civil Infractions 100-0000-458000 500.00 SDR2003-00010 [TREES]Tree Replacement 225-0000-417000 2,762.50 Line Item Total: $3,262.50 nents: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Check SIERRA PACIFIC COMMUNITIES ST 2930 In Person 3,262.50 LLC Payment Total: $3,262.50 • cReceipt.rpt Page 1 of 1 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 June 29, 2007 1� Dillard Schroeder Sierra Pacific Communities,LLC T I GARD P.O. Box 1754 Lake Oswego, OR 97035 RE: Freeman Office Building (SDR2003-00010) Dear Mr. Schroeder: This letter concerns tree#A3 (12.5" London Plane Tree) at the Freeman Office Building site. You have notified the City of the need for its removal for construction purposes. Tree#A3,the easternmost of the three trees along Locust Street,is protected by the land use decision SDR2003- 00010. Based on Tigard Development Code 18.790.060 (Illegal Tree Removal),the removal of a tree in noncompliance with any City permit or development approval constitutes a violation. Tree removal violations call for the following penalties: • $500.00 civil penalty pursuant to Section 1.16 of the Tigard Municipal Code. • Additional civil penalty representing the estimated value of unlawfully removed tree. This number shall be determined by the Project Arborist using the most current International Society of Arboriculture's Guide for Plant Appraisal or other accepted method. • Mitigation for caliper tree inches lost at$125 per caliper inch. TYPE OF FINE AMOUNT Civil Penalty $500 12.5 (caliper inches lost) x$125 $1,562.50 Mitigation Fee (per inch) Tree Value To be determined TOTAL DUE To be determined Regardless of who removes the tree or the reasons for which it is being removed, the party in charge of the development is responsible for the fines and remediation. A hold will be placed on building permits until the penalty fees are paid. Please submit a copy of the Project Arborist's appraisal along with your payment(check or cash only). Thank you for your cooperation. Sincerely, milt' Assistant Planner c: Dick Bewersdorff,Planning Manager SDR2003-00010 Land use file Page 1 of 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.ti.ard-or.2ov • TTY Relay: 503.6R4.2772 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 June 29, 2007 Dillard Schroeder T I G A R D Sierra Pacific Communities,LLC P.O. Box 1754 Lake Oswego, OR 97035 RE: Freeman Office Building (SDR2003-00010) Dear Mr. Schroeder: You have notified the City of the need to remove four pine trees along the east side of the Freeman Office Building site. These 10-caliper inch pine trees are not protected by the land use approval, SDR2003-00010. Only those trees which have been identified as "trees to saved"in the land use approval are subject to penalties if removed. In addition, only trees greater than 12 caliper inches are subject to protection and mitigation. Sincerely, Emily Eng ■ Assistant Planner c: SDR2003-00010 Land use file Page 1ofl Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Walter H.Knapp Silviculture& Urban Forestry June 27,2007 Freeman Office Bldg#2 Supplement to Arborist Report This report revises and supplements the arborist report of 12/15/06. Current site plans clearly show that the sewer line installation along the east boundary of the site will require removal of the four small pine trees in that area, plus one London plane tree on the east side fronting SW Locust Street. The construction drawings should be referred to for details. RECEI\'ED AfeY JUN `.. j '&07 CITY n+= i1C-;;AIRD Walter H. Knapp phpNNINGIENGINEERING Certified Forester,SAF 406 Certified Arborist,ISA PN-0497 7615 SW Dunsmuir Lane, Tigard,OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 ARBORIST FIELD OBSERVATIONS TIGARD Date: /U77/J 7 J Project Name: rd ec'''^‘o 0 ace Compliance Violation Notes 1. Location of tree protection fence it. „Lc 2. Condition of tree protection fence I is adequate. *o• cL t Iry".4 3. Preserved trees are healthy and undamaged. x '' d.—/ctl �„c �,.,,.� /"6- A.4 4. No dumping of material within the 1,�( � /1/P2.. TPZ 1` 5. Roots (>1") within excavation are pruned oin nod TPZ -fl 772 6. No compaction with the T t/ (o�,�,w)c.l � .•1 / 7. No fill within the TPZ 772 11‘741 54-1 ft-34-IN 4a.e Xi- 5 f, it i Z Inspection Performed by: 7034 Pr7r-- I:\CURPLN\Masters\ARBORIST FIELD OBSERVATIONS.doc Eastern Tree at Freeman Office Bldg. 10/18/07 ~k' +.•'" '�'=���\� tip'' w�4.�Ilk .. • Ot.0 ` 4,. .• ,4....4 'r may:' 41:171 4 , 4b ,1P 4 aw i ` y . Y y_ . lit 1$"' , , :, '. ... :, :.>"1:4:::1:1 ler:424.'74.,4*.t....--,, , -:""•.r"::,'!'-4,)," ;40`• ,Pi• . - • - i - 11 Iti At .. ....._ ,_ , ,.... , . .... ty„ .... Alp h 1 ' deep cut 1 ' from N. side Cut support root of trunk of London Plane Western Tree at Freeman Office Bldg. 10/18/07 } d ��n LL ` - Ie"'/ter 1 a# I s' „alta' . , z. 1 t+ 7 g•. t'9 040.', OP - � WO 4E Pg" F - yr, ` !,� + �-4- 1 • •14 i, _ r ' • ...4, e ''' .�. } •,rte .w L.?`• "�.t.; ,K.•� - Ai taR { e lik I I v.. a le" - to or '' r 4 s Support roots 1 ' deep cut 1 ' from cut base of trunk Fill in TPZ at Freeman Office Bldg. 10/18/07 /i ;ilk ' 'e ;Ix .. v 101018 - - .:--: ----"."...-.7Affe- ••'., , , ,,- ,.. ...-isr- -: ,\■ \* :;-"`-': --- ileir I f d -•:....-.' - Aro,'er 411:01, : - 4.•1 1111:0„ . • . - •4,7 .. stk. ' 1'. .- ), vs e A " AO 0 , e A rfr 1 - ' ' ' 1PIP4'— • .," • -'t,' 't•-"_ ,..i: :.:- ///6( r Ap is ers; . Q 0. 7 A '' ' ..4. „. 7 ii f 4 ' � '. ; 0 gar ,,i" 614#0./ .'~-"''psi i.or. ,\ i ,./ ')Ail V414/frat14 �s i f .♦^ ,, 44' yt,-;- ( r a ♦ it to e %,. '''fie'v ' � ,/; r K •' � I{ i .� y w —► - I fir,. -.LIMN.' Ala. 41 , 10/19/07 FRI 10:08 FAX 503 452 7770 SIERRA PACIFIC 2001/004 SIERRA PACIFIC - TSE INVESTMENTS P.O. Box 1754 Lake Oswego, DR 97035 503-452-7600 FAX 503-452-7770 FACSIMILE C O V E R L E T T E R DATE: I / D FAX NO: ,j D3 V19—7- 7 TO: = .1 COMPANY:___C FROM: 1) I eL�,� FAX NO 503-452-7770 COMPANY: ydtt. Pry c 1" k- � �- r No. of pages (including cover sheet) q 4,K As requested _For Approval _For your record _For your use _For Review/Comment If there has been any problem with this transmission,please contact at Phone 503-452-7600 COMMENTS: 10/19/07 FRI 10:08 FAX 503 452 7770 SIERRA PACIFIC [ j002/004 ' Thursday,October 18, 2007 6;12 AM Walt Knapp 503-265-6117 p.01 Attention: Dillard Date: 10/18/2007 Company: Sierra Pacific Number of Pages: 3 Fax Number: 5034527770 Voice Number: From: Walt Knapp Company: Walter H. Knapp LAC Associates, LLC Fax Number: 503-265-8117 Voice Number: 503-646-4349 Subject: Comments: 10/19/07 FRI 10:08 FAX 503 452 7770 SIERRA PACIFIC VI 003,004 ' Thursday, October 18, 2007 8;12 AM Walt Knapp 503-265.8117 p 02 waftcr H. Knapp x Associatpa, L.i_C Consultants in Silvkalmre,Arboriculture and Urban Fvrcny October 17,2007 Sierra Pacific 5385 SW Locust St. Tigard, OR 97223 Attn:Dillard Dear Dillard: Today, at your request,I visited the site at 8385 SW Locust Street to evaluate the condition of the London plane trees (Platanus x acerifolia) growing in the planter strip fronting the property. Excavation for the new sidewalk has resulted in excavation through much of the root zone on the north side of the trees. Five roots 2-inches or larger in diameter were pruned on the tree located on the east side of the frontage, and four roots 2-inches or larger were pruned on the western tree. A 3-inch diameter root on the western tree was Bowing at greater depth and was retained. It is possible that additional large roots were growing deeper in the soil, but excavation was limited to the base depth for the sidewalk. Although many of the roots on the south aide were pruned during construction, I recommend that the trees be retained. In my opinion, they have a good chance of survival and recovery for several reasons: 1. At least half of the root zone has not been damaged by construction_ 2. The species is very hardy, and has a high stress tolerance. 3_ The trees are in good condition, and do not show indications of anthracnose disease which commonly infects Platanus species. 4. The trees are relatively young, and should have a good root regeneration capacity. As discussed with you on the site,the trees will bencfrt Vrom supplemental irrigation during periods of summer drought.' This should aid in recovery from root loss_Installation of irrigation lines within the tree protection area should be under the technical supervision of an arborist to avoid further loss; this may require hand digging or excavation with an air riptide. Matheny,N.,and I.R.Clark.Trees rind Development.International Society of Arboriculture,Champaign,IL 61826-3129 USA 7615 SW Dunsmuir Lade,Beaverton,OR 97007 Phone:(503)646-4319 Far:(503)265-8117 10/19/07 FRI 10:08 FAX 503 452 7770 SIERRA PACIFIC Z00-1 Uf1 • Thursday, October 18, 2007 8 12 AM _ Walt Knapp 503-2e5-8117 p 03 Page 2 of I 0675 Fr!Ylnan Office Rfdg Sidewalk-Trees 1012812007 Please also notc that protection fencing should remain in place until the project has been completed. Please let me know if you have any questions regarding my recommendations. Thank you, ` Walter H.Knapp Certified Forester,SAF 406 Cert'ed Arbortst,,1'S3 FN--0497A 7611 SW punsmuir Lane,Beaverton,OR 97007 Phone:(503)646.4349 Fax:(503)26S-8117 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • November 5,2007 • Dillard Schroeder T I GARD Sierra Pacific Communities,LLC P.O. Box 1754 Lake Oswego, OR 97035 RE: Freeman Office Building (SDR2003-00010) Dear Dillard: This letter concerns trees #A1 and#A2 (12.5"London Plane Trees) at the Freeman Office Building site. The City has received a report dated October 17, 2007 prepared by Walter Knapp,your project arborist. The report assesses the viability of the trees after their roots were pruned to allow for construction of the required sidewalk. Mr. Knapp recommends that the trees be retained and states that the trees have a good chance of survival and recovery. He states that the trees will benefit from supplemental irrigation during periods of summer drought and installation of irrigation lines in the tree protection zone should be under the technical supervision of an arborist to avoid further loss. The City has determined that there has been no land use violation concerning the trees. However, please be aware that the trees are protected by the land use decision and any incidence of harm to the trees or failure of their health because of noncompliance with the decision will be subject to a civil penalty, fines and mitigation. In addition, any work within the tree protection zone must be supervised by the project arborist,who must document the activity in a report. Thank you for submitting the report in a timely manner. I appreciate your cooperation. Sincerely, Emily Eng Assistant Planner c: Todd Prager,City Arborist SDR2003-00010 Land use file Page 1 of 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772