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SDR2003-00011 DNIICHMEI HDI330 TIVHSJI1D HOOOiOOZllGS NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00011 ALA •Iii` CITY OF TIGARD CUTSHALL OFFICE BUILDING Community Development Sgaping Better Community 120 DAYS = 3/12/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CUTSHALL OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00011 PROPOSAL: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. APPLICANT: David A. Bissett OWNER: Equity Group Fund One, LLC 322 NW 5th Ave., Suite 301 PO Box 3440 Portland, OR 97209 Wilsonville, OR 97070 LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE; Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (HWY. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, CRITERIA: 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 1 OF 26 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE IS SUANCE OF SITE/BUILDING PERMITS: ST.ibmit evidence of complying with the following conditions to the planning division. Staff contact: Mathew Scheidegger at 503-639-4171, ext. 2437. 1. Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 2. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 2. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover connections to public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 3. 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. 4. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat, Engineering). 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct a new driveway approach, per City standards. 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 7. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 8. Prior to issuance of the site permit, the applicant's engineer shall provide post-construction sight distance certification. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Stibmit to the—Planning Department (Akithew S heidegger, 639-4171, ext. 2437) for review and approval: 9. Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 2 OF 26 10. Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. 11. Provide a plan showing the location of the refuse container to be used, in relation to the proposed building. 12. Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. 13. Submit details of the bicycle rack to be used. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$712.00. 16. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68t Avenue/Dartmouth Street in the amount of$501.00. 17. 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). 18. 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. 19. 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. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the Tax Map 2S101AD, Tax Lot 1000. The property has always been occupied with a single-family home. Vicinity Information: The subject site is located on the north side of SW Hampton Street and south of SW Franklin Street. The site is bordered on all four sides by property zoned Mixed-Use Employment (MUE). NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 3 OF 26 Site Information and Proposal Description: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed-Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: (TABLE IS ON THE FOLLOWING PAGE) NOTICE OF TYPE II DECISION SDR2003-00011ICUTSHALL OFFICE BUILDING PAGE 4 OF 26 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 6,500 sq.ft. Minimum Lot Width 50 ft. 50 ft. Minimum Setbacks -Front yard Oft[11] 10 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[8] 0-10 ft. --Rear yard 0/20 ft[8] 65 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 19 ft. Maximum Site Coverage[2] 85% 85% Minimum Landscape Requirement 15% 15% Minimum FAR .40 .20 Minimum Residential Density[4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply,using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5]For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be ranted if granting the adjustment will continue to meet the purpose of the standardis) to be modified-in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 5 OF 26 will be consistent with the desired character of the area; and if more than one adjustment is being equested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone• and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. There are no opportunities for additional street intersections with this proposal. The subject site is located on vacated 67`" Avenue between SW Hampton and Franklin Streets which are spaced approximately 1 ,020 feet apart. A small section of SW Beveland Street, which connects SW 68 and 69t" Avenues, lies approximately 280 feet from SW Franklin Street and 660 feet from SW Hampton Street. Therefore, the Design Option has been satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The subject site is less than one acre in size and the applicant has not proposed to develop the site in phases. Therefore, this standard does not apply. Building Placement on Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. The subject site is a pre-existing nonconforming interior lot that connects to SW Franklin and Hampton Streets through an access easement across vacated 67th Avenue. Franklin and Hampton Streets are not designated as arterials. Therefore, this standard does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The subject site is an interior lot with no direct frontage on to a public street and there are no wetlands or other environmental features near the subject site. Therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 6 OF 26 Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The front yard of thqhproposed building is considered to be the west side of the property, which faces SW 68 Avenue. The applicant is proposing to construct a new 10-foot landscape/water quality feature between the proposed building and the western property line. The proposed landscaping will be a combination of low lyin (David Viburnum) and vertical shrubbery (Otto Luyken Laurel). Trees to be planted consist of Vine Maples and the required ground cover will be Kinninckanick. Therefore, this standard has been satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant is proposing two parking stalls to be located directly off of the existing accessway (vacated SW 67th Ave.). In order for customers/employee's that park in these stalls to access the proposed building they would have to walk into the accessway and around a proposed landscaped island. 'Therefore, the appplitgant will be required to provide a walkway from the two parking stalls closest to vacated 67 Avenue to the entrance of the proposed building. Due to limited landscaped area, the applicant is required to construct the required walkway within the landscaped area adjacent to the outer parking stalls with landscape stone that will allow a low lying ground cover to grow between stones, the area can then be counted as walkway and landscaping. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The subject site is an interior lot, which gains access from SW Hampton and Franklin Streets through an access easement across vacated 67th Avenue. Therefore, the subject site does not front a public street right-of-way. The west property line of the parcel has been considered the front property line. The proposed parking is located on the east side of the property, which is considered the rear of the property. The applicant has proposed the parking area to be screened with an 11 x 17 landscaped island. The landscaped island will consist of low lying (Kinninckanick) and vertical shrubbery (Oregon Grape) with two trees (Canticleer Pear). Therefore, this standard has been satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 7 OF 26 The proposed building does not front a public street. Therefore, the building is not within ten feet of a street. However, the applicant has shown the front of the building to have 85% of its front facade to be windows. Because the site does not front a public street, this standard is inapplicable. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The subject site is an internal parcel. The proposed building does not face a public street and no facade is greater than 50 feet in length. The applicant has shown the east and south elevations to be constructed with parapets that are approximately five and a half feet deep and ten and a half feet wide. Therefore, this standard has been satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show the main entrance at the rear of the property (east elevation) to be constructed with covered parapets. Therefore, this standard is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The exterior of the building will be a combination of veneer brick, lap siding, cultured stone, and brick accents. No plain concrete walls have been proposed. Therefore, this standard has been satisfied. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, the applicant is proposing a built-up roof with parapets with brick and siding extending up the exterior side of parapet walls to the metal cornice/cap flashing as an expression of the proposed architectural style. Therefore, this standard has been satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. All roof mounted equipment has been proposed to be screened from the adjacent street view by the parapet walls. Therefore, this standard has been satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 8 OF 26 Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has shown a conceptual sign with the submitted plans. However, no sign is proposed at this time. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. However, if the applicant complies with the conditions below, the Triangle Design standards will be met. CONDITION: Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 9 OF 26 Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress, and circulation from both SW Franklin and Hampton Streets. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The subject site takes access from SW Franklin and Hampton Streets (via. vacated 67"' Avenue). The applicant has provided a copy of the cross-over easement. Therefore, this standard has been satisfied. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The roposed building is accessible from SW Franklin and Hampton Streets, which will be maintained as public streets. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned an asphalt approach may be constructed with City Engineer approval and Asphalt concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, includin the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty. feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end sloes and if more than one driveway is to be constructed to serve the same-lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb fine. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. According to the standard above, concrete curbs and driveway approaches are required; except where no sidewalk is planned, pproaches may be built at the property line. The subject site is accessed by vacated 67" Avenue, which is not required to have sidewalks. Therefore, the applicant has shown the access drive to be located along the southern property line with no curbs. This standard has been satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 10 OF 26 The applicant has been conditioned earlier in this degision (Tigard Triangle Design Standards 18.620) to provide a walkway from vacated 67 Avenue to the front entrance. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The above standard permits walkways to cross traffic aisles no greater than 36 feet. The required walkway will extend a distance of 25 feet across the proposed parking area. Therefore, this standard has been satisfied. 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 applicant,has been required to construct a walkway from the two parking stalls closest to vacated 67 Avenue to the entrance of the proposed building. Due to limited landscape area, the applicant is required to construct the required walkway within the landscaped area adjacent to the outer parking stalls with stone that will allow a low lying ground cover to grow between stones, the area can then be counted as walkway and landscaping. The distance between vacated 67 avenue and the main entrance to the building does not warrant signage for safety purposes. Therefore, this standard has been satisfied. Access Management (Section 18.705.030.H) Section 18.765.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not addressed sight distance standards. The applicant's engineer shall provide post-construction sight distance certification. 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 adjacent as far from the intersection as possible. The proposed access is not within the influence area of an arterial or collector street. 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 11 OF 26 The development has one point of access into the parking lot that provides 24 feet of pavement. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION: The applicant's engineer shall provide post-construction sight distance certification. ENVIRONMENTAL PERFORMANCE STANDARDS (18.725): Noise: For the purposes of noise regulation the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other point- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a roperty line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will nol attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is office, which is an outright permitted use within the MUE zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the above, there is no evidence the Environmental Performance Standards will not be met. LANDSCAPING AND SCREENING (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The subject site does not front a public street and gains access through an access easement across adjoining properties. The subject site is a total of 50 feet in width and tIN applicant has proposed to plant one Chanticleer Pear, nine feet from the vacated SW 67` Avenue at the parcels entrance. This standard is not applicable based on the width of the parcel; however, the applicant has tried to meet the intent of the standard by planting a tree as close to the sites access without interrupting visual clearance. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 12 OF 26 Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. All properties surrounding the subject property are zoned MUE and are developed with commercial office buildings. Therefore, no buffering is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The proposed parking area is shown to be constructed with a total of seven parking stalls. According to this standard, the applicant is required to provide one parking lot tree within a three-foot island. The applicant has shown a Chanticleer Pear planted in a five-foot portion of the proposed landscape island. Therefore, this standard has been satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. All service facilities (gas meters, Irrigation controls) will be located within landscaped areas that will effectively screen the facilities. Therefore, this standard has been satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. Therefore, this criterion does not apply. FINDING: Based on the analysis above, the landscaping and screening standards have been met. MIXED SOLID WASTE AND RECYCLABLES STORAGE 18.755 : ap er requires a new cons ruc ion incorpora es unctional 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 13 OF 26 According to the applicant, the proposed development will share the waste and recycling facilities with the adjacent property to the north. Therefore, the applicant is required to provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. The applicant has not indicated the location of the existing refuse container. Therefore, the applicant is required to provide a plan showing the location of the refuse container to be used, in relation to the proposed building and provide documentation which establishes access rights for the subject site. 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 indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. Therefore, no refuse container will be placed on the subject property. This standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage standards have not been fully met. However, if the applicant complies with the conditions below, the standards will be met. CONDITIONS: • Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. • Provide a plan showing the location of the refuse container to be used in relation to the proposed building. • Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. 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 NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 14 OF 26 • the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project, at the furthest point away from the proposed building is 62 feet. All arking has been proposed to be located on-site. Therefore, this standard has been satisfied . Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking has not been proposed with this project. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the develo ment, at 90% of the vehicle parking required gfor that use in Section 18.765.060; 3 Subsequent use or uses, at 80% of th vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student 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 is required to provide a minimum of six parking stalls. The applicant's site plan shows the site to be constructed with seven parking stalls. Therefore, no van/carpool parking is required. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 15 OF 26 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 required to provide a minimum of six parking spaces, therefore, one van accessible (nine feet wide with an eight foot aisle) ADA handicap space is required. The applicant's plans show one ADA space that will be nine feet wide with a seven foot aisle. Therefore, the applicant is required to submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 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 i shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.620 (Tigard Triangle Design Standards). 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. Therefore, this standard has been satisfied. 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 sto 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 plans submitted by the applicant show wheel stops to be installed on all seven parking stalls. Therefore, this standard has been satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 16 OF 26 The applicant's lans indicate that 50% of the parking stalls will be 81/2 by 181/2 feet (standard spaces), and 50% to be compact (71/2 by 16%). The access isle is shown to be 24 feet in width to accommodate two-way traffic. Therefore, this criterion has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle arking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18/65.2 of the Tigard Development Code, the minimum bicycle parking requirement for an office use is 0.5 spaces per 1,000 square feet. The applicant is proposing to build a 2,250 square foot building. Therefore, the applicant will be required to provide a minimum 2-stall bicycle rack. The site plan shows a 2-stall bicycle rack located approximately nine feet from the entrance. Therefore, this standard has been satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, Table 18.765.2 of the Tigard Development Code, requires bicycle-parking for an office use to be 0.5 spaces per 1,000 square feet. The applicant has shown a 2-stall bicycle rack, which meets the requirement. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Use is 2.7 spaces per 1,000 square feet. Based on a 2,250 square foot building, the applicant is required to provide a minimum of six parking spaces. The site plan shows seven stalls for this project. Therefore, this standard has been satisfied. 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 17 OF 26 The building is less than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. Submit details of the bicycle rack to be used. SIGNS (18.7801: 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. However, the applicant has indicated in the narrative that a wall sign will be applied for which has been addressed above under Chapter 18.620 (Tigard Triangle Design Standards). 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. There are no trees located on the subject site. Therefore, this chapter does not apply. FINDING: Based on the analysis above, the tree removal standards do not apply. 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 above standard refers to the intersections of driveways and public streets. The subject site takes access from an existing access easement out to both SW Franklin and Hampton Streets. Therefore, the entrance to the site intersects an access easement, which is not considered a public street. Therefore, visual clearance does not apply. 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: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 18 OF 26 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 10-foot buffer from the nearest building, thus, providing adequate light and air circulation. The Deputy Fire Marshall has submitted comments located under agency comments. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are located on all sides of the proposed building. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. Public Transit: Provisions within the plan shall be included for providing for transit if the develop proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: pthe location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site is an interior lot with access to SW Hampton and Franklin Streets. There iA an existing east bound bus line along SW Hampton Street which turns north on SW 68 Avenue 260 feet from the subject sites accessway. Tri-Met provided comments indicating the existing line, however, no improvements were requested. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 19 OF 26 Dimensional standards have been addressed above under Section 18.520.040 (Development Standards). However, Section 18.520.050 (Special Limitations on Uses) requires the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40 in the MUE zoning district. The subject site is approximately 6,500 square feet. Therefore, the proposed building cannot exceed 2,600 square feet. The applicant has proposed a 2,250 square foot building. FINDING: Based on the analysis above, the underlying zoning district standards have not been fully met, however, if the applicant complies with the condition listed below, the standards will be fully met. CONDITION:Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (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: This site lies adjacent to vacated SW 67th Avenue. The applicant indicates that they will construct a driveway approach that meets City design standards. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to roviding adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed development does not involve the creation of streets or blocks. The subject site is an interior lot fronting vacated 67t Avenue. Therefore, this standard does not apply. 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. The subject site has an access easement that connects from the property to SW Hampton and Franklin Street. The distance to SW Hampton Street is approximately 250 feet. Therefore, the connection is less than 330 feet. This standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject site has an average lot width of 50 feet and a length of 130 feet, which exceeds 2.5 times the width. Because the lot is pre-existing, and no modifications to the existing lot lines are proposed, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 20 OF 26 The subject site has frontage on both SW Hampton and Franklin Streets through a 30-foot access easement. Therefore, this standard has been satisfied. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line near the east property line of this development. The applicant's plans indicate that they will be connecting to the existing sewer lateral. 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 areas that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's engineer has indicated that the net new impervious surface area is approximately 2,500 square feet (sf). Detention is required if the net new impervious surface area exceeds 5,000 sf, therefore, detention is not required for this project. A fee in-lieu of providing detention is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated July 2, 2003. Lancaster analyzed two key intersections: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 21 OF 26 SW 7271 Avenue/SW Dartmouth Street SW 68"' Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council require the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68` Avenue/SW Dartmouth Street, the impact from that 'Project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that thiq project will generate approximately 1 PM peak hour trip to the intersection of SW 727 Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Lancaster report shows that the project will also generate approximately 1 PM peak hour trip at the intersection of SW 68 Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,660 vehicles. The impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $501.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water S stem: This site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connection for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has provided preliminary calculations showing they can treat the net new impervious surface runoff with a Stormwater Management stormfilter catch basin with one cartridge. These units have proven effective at meeting the phosphorous removal standards of CWS. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 22 OF 26 The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Site Permit Required: I he applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $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. For this project, the addressing fee will be $50.00 (1 lots and/or tracts X $50/address = $50.00). 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 $6,021 based on the use proposed. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 23 OF 26 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 $18,815 ($6,021 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 $12,794. The cost of the improvements is expected to be $1,213 (for signalization). Thus, it is roughly proportional to the unmitigated impacts. SECTION VII. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has provided the following comments: Please provide a "lighting plan" to determine lighting levels in and around the building. City of Tigard Water Department has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS Tri-Met has reviewed the proposal and has no objections to it. Tualatin Valley Water District has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has provided the following comments: 1) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 2) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The minimum required fire flow is 2299 gpm @ 20 psi. Documentation shall be provided. 3) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 4) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 24 OF 26 . 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. . Exceon: 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 evaluatin 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 sI e. 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) s) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 6) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 7) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 9) BUILDING SURVEY: A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: SECTION 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 JANUARY 15, 2004 AND BECOMES EFFECTIVE ON JANUARY 31, 2004 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 25 OF 26 Appeal; 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 JANUARY 30, 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. 6 ~ z z_�� January 15, 2004 PREPAR D Y: ' ew SZ�degger DATE Associate Planner Orl° -ip.' 1 � . _ I January 15 2004 A ' ' • 1 : 'ic and •. :I' ers•o ' DATE Planning M. .ger I:\curpin\mathew\sdr\S DR2003-00011.dec.dot NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 26 OF 26 .....„,„, �I JIM., -� ■ CITY of TIGARD / ■ GEOGRAPHIC INFORMATION SYSTEM g' ■I VICINITY MAID 1 t T FRANKLIN ii_ ST' I i SDR2003-00011 BEVELAND ST _ N•. Ir CUTSHALL OFFICE Ell ______. BUILDING K El GONZAGA ST Q 1 ITn co , co SW a HAMPTON ST 9 ,„ii',;:,< , : t' : t/ Bei+BEND •• ” Tigard Area Map . n. i ` swp„t � N ` o ioo 200 300 400 500 F3et r=389 feet I- co City of Tigard `— Information on this map is for general location only and - should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639.4171 http:/fw.w.ci.tigard.or.us Community Development Plot date:Nov 14,2003;C:lmagicV0AGIC03.APR EXISTING PROPOSED DEVELOPMENT DEVELOPMENT ( > -- -T�-- - - Tr- rte, -- _, X50' -- ---o II ,1 17'-6" 7'-6 11'-O" 24'-0" 0 1 u I�1 O c 0 : AID o o 1� W j a ri Ad cn a o � iI • -in c, _1 c, _1 a Aidj ) 7 -6 9'-0 7'-0" 9 -0 8 -6 8 -6/ _ ' ,,,,,L___________ ----, .. - JP 1 1..____I v� O3 I 4 I 2 3 4 5 - - - - _ �p 4 , u :. H ; X jiHilill 0 111 111 0 z i Q / /' CD 4— Z / PROPOSED t 0 I BUILDING INC / 1 STORY IC .1, z ® p IL ;i / O NEW LANSGAPE/WATER QUALITY01 I o To o u) 0 46 0 ill NOTICE OF TYPE II DECISION Ipts, SITE DEVELOPMENT REVIEW (SDR) 2003-00011 TI °V CITY OF TIGARD Community Devilopment CUTSHALL OFFICE BUILDING Shaping A Better Community 120 DAYS = 3/12/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CUTSHALL OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00011 PROPOSAL: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. APPLICANT: David A. Bissett OWNER: Equity Group Fund One, LLC 322 NW 5th Ave., Suite 301 PO Box 3440 Portland, OR 97209 Wilsonville, OR 97070 LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE; Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (HWY. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice 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 JANUARY 15, 2004 AND BECOMES EFFECTIVE ON JANUARY 31, 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 JANUARY 30, 2004. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -. - -- -X / 111.1 w ITIO ARD IIET VICINITY................ III ■ RYA _ 3T�� Al SDR2003 00011 hr. ST fri—I II —' CUTSHALL OFFICE BUILDING !3oH_Znc+n_SLT_ ' laa - 3 �'i HAMPTON— Si__ /'�' ., T` 1 a.a.r 111 __ r N >s City of Tigard Yrrrrrwowse ]�.a.pwn iMMe.,∎ [ . '\ .`� —z,-_- -'7:-. vim_ t I 11 II_ LT _ . , L_ .__1 1 i „ 1 EXISTING I <2 LANSCAPEAJATER QUALITY III TT�r • o i" I n- h W .ZI � ILL . 0 O O O �y�/// �. 25-0" 1) ~ Al Fn. O Poi I ` I O °i I I O I . 74 1.11119101 01 1116111111BirAi I : . 10.-0" 5I .. 130' O 0000 O CITY OF TIGARD i SDR2003.00011 SITE PLAN N CUTSHALL OFFICE BUILDING (Map la not to stale) NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community(Development Shaping A Better Community DATE OF NOTICE: November 25, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00011 Type II Land Use Application FILE NAME: CUTSHALL OFFICE BUILDING PROPOSAL: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. 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 A4) DAY PERIOD' AT 5:00 PM ON DECEMBERS2Q3 All comments should be directed to Mathew Scheidegger, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to matts(&,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 DECEMBER 18, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." 1 _-1•. ( Im---------- < "' Z-{ CITY of TIGARO VICINITY MAP i _ sr A�— L— SDR2003 000ll i 1 L — CUTSHALL OFFICE _.� IQ_�--_-� BUILDING C,ONZAGA ST-. 1 �...----- �f- --- �-. . sw J ! =1 ANON ST .,1111F-Ail i ter i — a 21i—iiwpro N_ o\C—fj Attk Crty of.--L . �� A J .a•...sTi rd REQUEST FOR COMMENTS ADZ, °Zaa 3 - avc COUNTYWIDE Date: Tina q r 7 '�Plans Check No. TRAFFIC IMPACT FEE Project Title: 1 WORKSHEET (FOR NON-SINGLE FAMILY USES) Applicant: Mailing Address: Tax Map No. Site Address: Land Use Category Rate Per Trip Payment Method ❑ RESIDENTIAL $253.00 ❑ CASH/CHECK o BUSINESS/COMMERCIAL $ 64.00 ❑ CREDIT OFFICE $233.00 ❑ BANCROFT(PROMISSORY NOTE) p INDUSTRIAL $244.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $105.00 LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) '716 A- 6-eist-31 ito.3 I A 16.- BASIS CALCULATIONS I it . x a . 16' x 233 '= Sgcst . o°/ ADDITIONAL NOTES PROJECT TRIP GENERATION ROAD AMOU T TRANSIT AMO NT TOTAL FEE qbf' (via I °, gCS I °`y PREPARED BY 4)/C6( MEMORANDUM CITY OF TIGARD, OREGON DATE: 01/07/04 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer � RE: SDR2003-00011 Cutshall 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 has not addressed sight distance standards. The applicant's engineer shall provide post-construction sight distance certification. 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 access is not within the influence area of an arterial or collector street. 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: ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 1 • This site lies adjacent to SW 67th Avenue, which is classified as a private street. The applicant indicates that they will construct a driveway approach that meets City design standards. 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 ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 2 • Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line near the east property line of this development. The applicant's plans indicate that they will be connecting to the existing sewer lateral. 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 areas that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 3 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 engineer has indicated that the net new impervious surface area is approximately 2500 square feet (sf). Detention is required if the net new impervious surface area exceeds 5000 sf, therefore, detention is not required for this project. A fee-in-lieu of providing detention is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated July 2, 2003. Lancaster analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of$20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that this project will generate approximately 1 PM peak hour trip to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 4 • Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Lancaster report shows that the project will also generate approximately 1 PM peak hour trip at the intersection of SW 68th Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,660 vehicles. The impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 501.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connection for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has provided preliminary calculations showing they can treat the net new impervious surface runoff with a Stormwater Management stormfilter catch basin with one cartridge. These units have proven effective at meeting the phosphorous removal standards of CWS. 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 ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 5 significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project, the addressing fee will be $50.00 (1 lots and/or tracts X $50/address = $50.00). Recommendations: ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 6 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 connections to public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct a new driveway approach, per City standards. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. Prior to issuance of the site permit, the applicant's engineer shall provide post-construction sight distance certification. ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 7 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of $712.00. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of $501.00. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ENGINEERING COMMENTS SDR2003-00011 Cutshall Office Building PAGE 8 REQUEST FOR COMMENTS CITY O TIGARD Community(Development ShapingA Better Community DATE: November 25,2003 RECEIVED PLANNING TO: Barbara Shields,Long Range Planning Manager DEC 1 6 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2003-00011 CUTSHALL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 9, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: ti REQUEST FOR COMMENTS CITY TIGARD Community Devefopment Shaping A Better Community DATE: November 25,2003 RECSVED INNING TO: Dennis Koellermeier,Operations Manager/Water Department DEC 1 6 2003 FROM: City of Tigard Planning Division IrY OF STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: (503)639-4111/Fax: �-1291 SITE DEVELOPMENT REVIEW[SDRI2003-00011 ➢ CUTSHALL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY DECEMBER 9 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: e' tda, tee. hi. A • arof Witee.mi i;ve„.,„/. St-c- Is it., 1 v knly AA A l rlu�1 ,0123c- f (2-001.(Af e a_ (Nab ' IL" Name & Number of Person Commenting: WcFethile.c of _...,t_ . CITY of TIGARD a • GEOGRAPHIC INFORMATION SYSTEM r Li■. VICINITY MAP - WIN 11111 11111 II FRANKLIN I . I SDR2003-0001 I III BEVELAND ST -� CUTSHALL OFFICE K a I BUILDING r GONZAGA ST .111111 . F=- v 1/ SW rill C3 fE56`'.1_,-+: HAMPTON 7� ` -7 ,-. a‘a: .,—1.-- <---r R NIT. ' Rig __. •.. 1.0Et36EN e arm* t: gr r ea , .. — Tigard Area Map k s, ,_ __ sw.P • � N ♦�ik, 0 100 200 300 400 500 Feet 1"=389 feet CO J A City of Tigard Information on this map is for general location only and .I should be verified with the is for general Services Division. I Tigard,OR 97223 (503)639-4171 http:/Miww.ci.tgard.or.us Community Development Plot date: Nov 14,2003;C:\magic\MAGIC03.APR REQUEST FOR COMMENTS CITY OF TIGARD Community(Development ShapingA Better Community DATE: November 25,2003 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer DEC 0 3 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Associate Planner[x2431) Phone: [503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00011 CUTSHALL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 9, 2003. You may use the space provided below or attach a separate letter to return your comments. if you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: PQo i k hSh��,3 O1c n hX. • )m‘A'red • -No. +t.6,6 Not Wt./ AAA el,ktmo• 1,Yi -b 0a\ect Name & Number of Person Commenting: 3. v.]oA 1�0 25bt NOV-26 03 13:34 FROM:PROJPLANNIN( 50396222881 TO: "96847297 PAGE:01 A REQUEST FOR COMMENTS ►�f 1 . Community(Development SFdpingA Better Community DATE: November 25,2003 TO: Ben Baldwin TH-Met enilt Develop) ent Pralect M.Mner FROM: CRY of Third Fluffing Division STAFF CONTACT: Mathew Scheldelloor,Associate firmer Oc2431) Phone: (503)089-41711 Fax [5031684-1291 — SITE DEVELOPMENT REVIEW EOM 2003-00011 COTONALL OFFICE BUILDING Q _ REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square 1 foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67`h Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to , a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18,620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the 'ro•osal in the near future. If you wish to comment on use the space provided application, ti 1 1-1 L.1 ' 5i.. ,,+ 'w ►i is t- �T�:<" �s p or a'ac a separa e e•er ore urn your commen s. You are unable to res and b the above date, please phone the staff contact noted above with your comments an con irm 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. --•n ,yT a,._. ,,,,.,._.rir, .. „%.... �r v�Fw� r r A �A� � r�A'��f �llri'o G«L. i, PLEA$E`.0f i Ca;THE; '61 . ,lk,a'tE O.4 V ,P'Y: .✓ We have reviewed the proposal and have no objections to it. of our office. Please contact _ Please refer to the enclosed letter. Written comments provided below: `TO PS 'FQ YL LI A,'e__ i --eJr'' F _ ■o L E. PSiI E_ , — l ' n A--1— 5)1rJ (o€ tLv"-) 2 N 2 0 2—2 7.q 2 Name & Number of Person Commenting: 12/01/03 MON 09:43 FAX 503 591 0986 TVWD ENGINEERING IZ001 ,Vv__. ,..), I li 1 /Q22 A 4-�- ,,5 REQUEST FOR COMMENTS CITY OF TIGARD /C Community Deve(opment t. Shaping_A Better Community DATE: /z November 25,2003 l0' Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheldegger,Associate Planner(x2437) Phone: (503)639-4171/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW MR)2003-00011 > CUTSHALL OFFICE BUILDING Q REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 , zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From info •-. in• supplied by various departments and agencies and from other information available to our st. , a re o and recommendation will be prepared and a decision will be rendered on the proposal in the •ear future. If you wish to comment on this application, , N ._i WOUR„OOM�. ENT Bt' ,,4': ;',; 'r IEMBERI 2oa3 You may use the space provided below or attach a separate letter to return your c• ments. If are unable to respond by the above date, please phone the staff contact noted above with our come..- is and confirm your comments in writing as soon as possible. If you have any questions, con . e igard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. � .,�•fw �-,;rr,�.rr•:rtc:.�ur�w i� Idf&f 1 h f PLEASE CHECK lfie � an0, X41#4#1 i ��- '„ ,.. ' �1 V We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. )s Written co/mments provided below: 3 C "Az, A -iZ!/Y✓ s 4 liys i.e_ iZ " to/t_, Dt Name & Number of Person Commenting: =' /�/ �-" X03 7(/7-,30Z,j M REQUEST FOR COMMENTS CITYOFTIGARD Community(Development Shaping Better Community DATE: November 25,2003 (?I C NASD }GKS• RECEIVED PLANNING TO: rPati anhanol Qwest Communications Engineering FROM: City of Tigard Planning Division DEC 0 1 2003 giX1Aall STAFF CONTA CT: Mathew Scheidegger,Associate Planner[x2431) Phone: (5031M MA 1144297 SITE DEVELOPMENT REVIEW MDR)2003-00011 CUTSHALL OFFICE BUILDING < REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the •ro•osal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS DIMMBER 9, 20034 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 FOLLIOVNIHG MS' TT APPLY: 6, 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: 71-i r s /4 c0,. 4 I a . 1 s n ar-f' 1 ►-1 ( c vt a g -r v' n S ,cam • e.o•- . cr�A�eD 071-GCS•I) .563-.2 /Z --7 0 Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY OF TIGARD Community Devetopment Shaping Better Community DATE: November 25,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4111/Fax: [5031 684-1291 SITE DEVELOPMENT REVIEW(SDR)2003-00011 CUTSHALL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 9, 2003: You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: CITY .' TIGARD REQUEST FOR COI ENTS • NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: ---, . -� - . ;r_ --- FILE NAME: ----,1-e/ 11100,1 Lc__ CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [3ast ❑South ['West RIProposal Descrip.in Library CIT Book CITY OFFICES .-LONG RANGE PLANNING/Barbara Shields,Planning Mgr COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. -"-POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Gary Lampella,Building Official _ENGINEERING DEPT./Kim McMillan,Dvlpmnl.Review Engineer WATER DEPT./Dennis Koellermeier,Public Works Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder —PUBLIC WORKS/John Roy,Property Manager PUBLIC WORKS/Matt Stine,Urban Forester •PLANNER–POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* k TUALATIN VALLEY FIRE&RESCUE * TUALATIN VALLEY WATER DISTRICT• _ CLEANWATER SERVICES • Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 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 1k _ 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(ICauRe) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Phil Healy(IGA/uRe) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) / Steve Conway(General Apps) 1900 SW 4'0 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer(ceAaCA)MS 14 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)Ms Is Doria Mateja(ZCA)MS 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A* Dave Austin Jane Estes,Permit speciahsf PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. y TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexatens only) Randy Bice is.My b Ar..Com<p (0 Project is Within V.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC "`- NW NATURAL GAS COMPANY _VERIZON -``_QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering 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..M.,b A,..C".0 Diana Carpenter lA„.e..,..reswi 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 List.doc (UPDATED 17-Jul-03) (Also update:'i:\curpin\setupVabelslannexation_utilities and franchises.doc-when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING ,,,,,,,, CITY OF TIGARD Community(Development Shaping Betters biro unity 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: SDR2003-000I I/CUTSHALL 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 January 15,2004, and deposited in the United States Mail on Jarman/15,2004, postage prepaid. / ' A �/�ii_4�i ♦ i (Person t at Pre' red Notice) / STATE OT° roar ) County of{'Wa gton )ss city of Tigard ) / Subscribed and sworn/affir'med before me on the 7 day of ja/fri/(44/149 , 200 ( OFFICIAL SE AL J J BENGTSON , ? `�G'" NOTARY PUBLIC-OREGON a• �`� I- COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 H0 ci PUBLIC II. I BEGUN /� My Commission Expires: - c 7/&7 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00011 1111 t CITY OF TIGARD CUTSHALL OFFICE BUILDING Community(Dtiecopment Shaping)Better Community 120 DAYS = 3/12/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CUTSHALL OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00011 PROPOSAL: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. APPLICANT: David A. Bissett OWNER: Equity Group Fund One, LLC 322 NW 5th Ave., Suite 301 PO Box 3440 Portland, OR 97209 Wilsonville, OR 97070 LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE; Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (HWY. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, CRITERIA: 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 1 OF 26 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Su mit evidence of complying with the following conditions tfe�ianning Division. Staff contact: Mathew Scheidegger at 503-639-4171, ext. 2437. 1 . Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 2. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 2. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover connections to public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 3. 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. 4. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat, Engineering). 5. The applicant shall submit construction plans to the Encineering Department as a part of the Public Facility Improvement permit, indicating fiat they will construct a new driveway approach, per City standards. 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 7. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 8. Prior to issuance of the site permit, the applicant's engineer shall provide post-construction sight distance certification. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to tom-Planning Department (Mathew Scheidegger, 639-4171 ext. 2437) for review and approval: 9. Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 2 OF 26 10. Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. 11 . Provide a plan showing the location of the refuse container to be used, in relation to the proposed building. 12. Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. 13. Submit details of the bicycle rack to be used. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 15. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$712.00. 16. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68tn Avenue/Dartmouth Street in the amount of$501.00. 17. 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). 18. 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. 19. 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. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the Tax Map 2S101AD, Tax Lot 1000. The property has always been occupied with a single-family home. Vicinity Information: The subject site is located on the north side of SW Hampton Street and south of SW Franklin Street. The site is bordered on all four sides by property zoned Mixed-Use Employment (MUE). NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 3 OF 26 Site Information and Proposal Description: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed-Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: (TABLE IS ON THE FOLLOWING PAGE) NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 4 OF 26 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 6,500 sq.ft. Minimum Lot Width 50 ft. 50 ft. Minimum Setbacks -Front yard 0ft[11] 10 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[8] 0-10 ft. --Rear yard 0/20 ft[8] 65 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 19 ft. Maximum Site Coverage[2] 85% 85% Minimum Landscape Requirement 15% 15% Minimum FAR .40 .20 Minimum Residential Density[4][5][6] N/A N,A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be ranted if granting the adjustment will continue to meet the purpose of the standardis) to be modified-in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and -the proposal NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 5 OF 26 will be consistent with the desired character of the area; and if more than one adjustment is bein requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone• and granting the adjustment is the minimum necessary to allow the ro osed use of the site; and any impacts resulting from the adjustment are mitigated pto the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. There are no opportunities for additional street intersections with this proposal. The subject site is located on vacated 67t" Avenue between SW Hampton and Franklin Streets which are spaced approximately 1 ,020 feet apart. A small section of SW Beveland Street, which connects SW 68 and 69t" Avenues, lies approximately 280 feet from SW Franklin Street and 660 feet from SW Hampton Street. Therefore, the Design Option has been satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The subject site is less than one acre in size and the applicant has not proposed to develop the site in phases. Therefore, this standard does not apply. Building Placement on Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. The subject site is a pre-existing nonconforming interior lot that connects to SW Franklin and Hampton Streets through an access easement across vacated 67th Avenue. Franklin and Hampton Streets are not designated as arterials. Therefore, this standard does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The subject site is an interior lot with no direct frontage on to a public street and there are no wetlands or other environmental features near the subject site. Therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 6 OF 26 Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided- between a structure and a public street or accessway. If a building abuts more than one (1) street the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The front yard of the�hproposed building is considered to be the west side of the property, which faces SW 68 Avenue. The applicant is proposing to construct a new 10-foot landscape/water quality feature between the proposedbuildn and the western property line. The proposed landscaping will be a combination of low Tyin (David Viburnum) and vertical shrubbery (Otto Luyken Laurel). Trees to be planted consist of Vine Maples and the required ground cover will be Kinninckanick. Therefore, this standard has been satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant is proposingq two parking stalls to be located directly off of the existing accessway (vacated SW 67th Ave.). In order for customers/employee's that park in these stalls to access the proposed building they would have to walk into the accessway and around a proposed landscaped island. Therefore, the applitgant will be required to provide a walkway from the two parking stalls closest to vacated 67 Avenue to the entrance of the proposed building. Due to limited landscaped area, the applicant is required to construct the required walkway within the landscaped area adjacent to the outer parking stalls with landscape stone that will allow a low lying ground cover to grow between stones, the area can then be counted as walkway and landscaping. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The subject site is an interior lot, which gains access from SW Hampton and Franklin Streets through an access easement across vacated 67th Avenue. Therefore, the subject site does not front a public street right-of-way. The west property line of the parcel has been considered the front property line. The proposed parking is located on the east side of the property, which is considered the rear of the property. The applicant has proposed the parking area to be screened with an 11 x 17 landscaped island. The landscaped island will consist of low lying (Kinninckanick) and vertical shrubbery (Oregon Grape) with two trees (Canticleer Pear). Therefore, this standard has been satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR200 3-000 1 1/CUTSHALL OFFICE BUILDING PAGE 7 OF 26 The proposed building does not front a public street. Therefore, the building is not within ten feet of a street. However, the applicant has shown the front of the building to have 85% of its front facade to be windows. Because the site does not front a public street, this standard is inapplicable. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The subject site is an internal parcel. The proposed building does not face a public street and no façade is greater than 50 feet in length. The applicant has shown the east and south elevations to be constructed with parapets that are approximately five and a half feet deep and ten and a half feet wide. Therefore, this standard has been satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show the main entrance at the rear of the property (east elevation) to be constructed with covered parapets. Therefore, this standard is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The exterior of the building will be a combination of veneer brick, lap siding, cultured stone, and brick accents. No plain concrete walls have been proposed. Therefore, this standard has been satisfied. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, the applicant is proposing a built-up roof with parapets with brick and siding extending up the exterior side of parapet walls to the metal cornice/cap flashing as an expression of the proposed architectural style. Therefore, this standard has been satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. All roof mounted equipment has been proposed to be screened from the adjacent street view by the parapet walls. Therefore, this standard has been satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 8 OF 26 Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has shown a conceptual sign with the submitted plans. However, no sign is proposed at this time. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. However, if the applicant complies with the conditions below, the Triangle Design standards will be met. CONDITION: Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 9 OF 26 Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress, and circulation from both SW Franklin and Hampton Streets. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The subject site takes access from SW Franklin and Hampton Streets (via. vacated 6711' Avenue). The applicant has provided a copy of the cross-over easement. Therefore, this standard has been satisfied. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The roposed building is accessible from SW Franklin and Hampton Streets, which will be maintained as public streets. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, includin the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty, feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same-lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb fine. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. According to the standard above, concrete curbs and driveway approaches are required; except where no sidewalk is planned, pproaches may be built at the property line. The subject site is accessed by vacated 67 Avenue, which is not required to have sidewalks. Therefore, the applicant has shown the access drive to be located along the southern property line with no curbs. This standard has been satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 10 OF 26 The applicant has been conditioned earlier in this degislon (Tigard Triangle Design Standards 18.620) to provide a walkway from vacated 67 Avenue to the front entrance. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The above standard permits walkways to cross traffic aisles no greater than 36 feet. The required walkway will extend a distance of 25 feet across the proposed parking area. Therefore, this standard has been satisfied. 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 applicant�hhas been required to construct a walkway from the two parking stalls closest to vacated 67 Avenue to the entrance of the proposed building. Due to limited landscape area, the applicant is required to construct the required walkway within the landscaped area adjacent to the outer parking stalls with stone that will allow a low lying ground cover to grow between stones, the area can then be counted as walkway and landscaping. The distance between vacated 67 avenue and the main entrance to the building does not warrant signage for safety purposes. Therefore, this standard has been satisfied. Access Management (Section 18.705.030.H) Section 18.765.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not addressed sight distance standards. The applicant's engineer shall provide post-construction sight distance certification. 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 access is not within the influence area of an arterial or collector street. 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 11 OF 26 The development has one point of access into the parking lot that provides 24 feet of pavement. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION: The applicant's engineer shall provide post-construction sight distance certification. ENVIRONMENTAL PERFORMANCE STANDARDS (18.725): Noise: For the purposes of noise regulation the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other jooint- source emission from space heating, or the emission ofpure uncombined water (steam) which is visible from a roperty line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is office, which is an outright permitted use within the MUE zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the above, there is no evidence the Environmental Performance Standards will not be met. LANDSCAPING AND SCREENING (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The subject site does not front a public street and gains access through an access easement across adjoining properties. The subject site is a total of 50 feet in width and the applicant has proposed to plant one Chanticleer Pear, nine feet from the vacated SW 67` Avenue at the parcels entrance. This standard is not applicable based on the width of the parcel; however, the applicant has tried to meet the intent of the standard by planting a tree as close to the sites access without interrupting visual clearance. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 12 OF 26 Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. All properties surrounding the subject property are zoned MUE and are developed with commercial office buildings. Therefore, no buffering is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The proposed parking area is shown to be constructed with a total of seven parking stalls. According to this standard, the applicant is required to provide one parking lot tree within a three-foot island. The applicant has shown a Chanticleer Pear planted in a five-foot portion of the proposed landscape island. Therefore, this standard has been satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. All service facilities (gas meters, irrigation controls) will be located within landscaped areas that will effectively screen the facilities. Therefore, this standard has been satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. Therefore, this criterion does not apply. FINDING: Based on the analysis above, the landscaping and screening standards have been met. 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 13 OF 26 According to the applicant, the proposed development will share the waste and recycling facilities with the adjacent property to the north. Therefore, the applicant is required to provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The applicant has indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. The applicant has not indicated the location of the existing refuse container. Therefore, the applicant is required to provide a plan showing the location of the refuse container to be used, in relation to the proposed building and provide documentation which establishes access rights for the subject site. 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 indicated in the narrative that the proposed building will share the pre-existing refuse container with the property to the north. Therefore, no refuse container will be placed on the subject property. This standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage standards have not been fully met. However, if the applicant complies with the conditions below, the standards will be met. CONDITIONS: • Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. • Provide a plan showing the location of the refuse container to be used in relation to the proposed building. • Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. OFF-STREET PARKING AND LOADING (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 14 OF 26 the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project, at the furthest point away from the proposed building is 62 feet. All parking has been proposed to be located on-site. Therefore, this standard has been satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking has not been proposed with this project. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the develo ment, at 90% of the kg vehicle parking required gfor that use in Section 18.765.060; 3 Subsequent use or uses, at 80% of th vehicle parkin required for that use(s) in Section 18.765.060; 4) The maximum parking allowances hall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student 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 is required to provide a minimum of six parking stalls. The applicant's site plan shows the site to be constructed with seven parking stalls. Therefore, no van/carpool parking is required. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 15 OF 26 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 required to provide a minimum of six parking spaces, therefore, one van accessible (nine feet wide with an eight foot aisle) ADA handicap space is required. The applicant's plans show one ADA space that will be nine feet wide with a seven foot aisle. Therefore, the applicant is required to submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 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 i shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding_ single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more arking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.620 (Tigard Triangle Design Standards). Parking Lot Striping: Excepffor 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. Therefore, this standard has been satisfied. 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 sto 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 plans submitted by the applicant show wheel stops to be installed on all seven parking stalls. Therefore, this standard has been satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 16 OF 26 The applicant's lans indicate that 50% of the parking stalls will be 81/2 by 181/2 feet (standard spaces), and 50% to be compact (7% by 16%). The access isle is shown to be 24 feet in width to accommodate two-way traffic. Therefore, this criterion has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle arking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. The applicant is proposing to build a 2,250 square foot building. Therefore, the applicant will be required to provide a minimum 2-stall bicycle rack. The site plan shows a 2-stall bicycle rack located approximately nine feet from the entrance. Therefore, this standard has been satisfied. Bicycle Parkin Design Requirements: Section 18.765-.050.C. The following design requirements apply to the installation of bicycle racks: The racks required Tor 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 arking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, Table 18.765.2 of the Tigard Development Code, requires bicycle-parking for an office use to be 0.5 spaces per 1,000 square feet. The applicant has shown a 2-stall bicycle rack, which meets the requirement. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Use is 2.7 spaces per 1,000 square feet. Based on a 2,250 square foot building, the applicant is required to provide a minimum of six parking spaces. The site plan shows seven stalls for this project. Therefore, this standard has been satisfied. 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. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 17 OF 26 The building is less than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. Submit details of the bicycle rack to be used. SIGNS (18.780): Chapter 18.78 .130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. However, the applicant has indicated in the narrative that a wall sign will be applied for which has been addressed above under Chapter 18.620 (Tigard Triangle Design Standards). FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are no trees located on the subject site. Therefore, this chapter does not apply. FINDING: Based on the analysis above, the tree removal standards do not apply. 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 above standard refers to the intersections of driveways and public streets. The subject site takes access from an existing access easement out to both SW Franklin and Hampton Streets. Therefore, the entrance to the site intersects an access easement, which is not considered a public street. Therefore, visual clearance does not apply. 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: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 18 OF 26 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 10-foot buffer from the nearest building, thus, providing adequate light and air circulation. The Deputy Fire Marshall has submitted comments located under agency comments. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are located on all sides of the proposed building. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site is an interior lot with access to SW Hampton and Franklin Streets. There iA an existing east bound bus line along SW Hampton Street which turns north on SW 68 Avenue 260 feet from the subject sites accessway. Tri-Met provided comments indicating the existing line, however, no improvements were requested. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 19 OF 26 Dimensional standards have been addressed above under Section 18.520.040 (Development Standards). However, Section 18.520.050 (Special Limitations on Uses) requires the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40 in the MUE zoning district. The subject site is approximately 6,500 square feet. Therefore, the proposed building cannot exceed 2,600 square feet. The applicant has proposed a 2,250 square foot building. FINDING: Based on the analysis above, the underlying zoning district standards have not been fully met, however, if the applicant complies with the condition listed below, the standards will be fully met. CONDITION:Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (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: This site lies adjacent to vacated SW 67th Avenue. The applicant indicates that they will construct a driveway approach that meets City design standards. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to roviding adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed development does not involve the creation of streets or blocks. The subject site is an interior lot fronting vacated 67t Avenue. Therefore, this standard does not apply. 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. The subject site has an access easement that connects from the property to SW Hampton and Franklin Street. The distance to SW Hampton Street is approximately 250 feet. Therefore, the connection is less than 330 feet. This standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject site has an average lot width of 50 feet and a length of 130 feet, which exceeds 2.5 times the width. Because the lot is pre-existing, and no modifications to the existing lot lines are proposed, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 20 OF 26 The subject site has frontage on both SW Hampton and Franklin Streets through a 30-foot access easement. Therefore, this standard has been satisfied. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line near the east property line of this development. The applicant's plans indicate that they will be connecting to the existing sewer lateral. 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 areas that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's engineer has indicated that the net new impervious surface area is approximately 2,500 square feet (sf). Detention is required if the net new impervious surface area exceeds 5,000 sf, therefore, detention is not required for this project. A fee in-lieu of providing detention is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated July 2, 2003. Lancaster analyzed two key intersections: NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 21 OF 26 SW 721d Avenue/SW Dartmouth Street SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68t Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that this project will generate approximately 1 PM peak hour trip to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $712.00. Likewise, the Lancaster report shows that the project will also generate approximately 1 PM peak hour trip at the intersection of SW 68 Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,660 vehicles. The impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $501.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connection for this project. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has provided preliminary calculations showing they can treat the net new impervious surface runoff with a Stormwater Management stormfilter catch basin with one cartridge. These units have proven effective at meeting the phosphorous removal standards of CWS. 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 stases throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 22 OF 26 The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $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. For this project, the addressing fee will be $50.00 (1 lots and/or tracts X $50/address = $50.00). 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 $6,021 based on the use proposed. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 23 OF 26 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 $18,815 ($6,021 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 $12,794. The cost of the improvements is expected to be $1,213 (for signalization). Thus, it is roughly proportional to the unmitigated impacts. SECTION VII. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has provided the following comments: Please provide a "lighting plan" to determine lighting levels in and around the building. City of Tigard Water Department has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS Tri-Met has reviewed the proposal and has no objections to it. Tualatin Valley Water District has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has provided the following comments: 1) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 2) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The minimum required fire flow is 2299 gpm @ 20 psi. Documentation shall be provided. 3) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 4) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 24 OF 26 . Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. . Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. . Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. . Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. . Exce tion: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. . When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 5) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 6) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901 .4.3) 7) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 9) BUILDING SURVEY: A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: SECTION 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: 2004 ANP BM IAEA:, THIS DECISION IS FINAL JANUARY EFFECTIVE ON JANUARYO31, 2004 UNLESS° A EAL S 1 LE . NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 25 OF 26 • Ap'ea_l: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. Of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON JANUARY 30 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. January 15,2004 PREPAR D Y: ew S Odegger DATE Associate Planner 011r0 _ January 15 2004 A" " •Y • �ic ar• '. ' ers•o ' DATE Planning M. -ger I:\curpin\mathew\sdr\SDR2003-00011.dec.dot NOTICE OF TYPE II DECISION SDR2003-00011/CUTSHALL OFFICE BUILDING PAGE 26 OF 26 �8."111_ to... N to CITY of TIGARD III GEOGRAPHIC INFORMATION SYSTEM - �I ■ VICINITY HAP II II FRANKLIN ST ■ Ili is ■ SDR2003-00011 Nam BEVELAND ST _ Ell CI CUTSHALL BUILDING OFFICE lin -. , Q GONZAGA ST ■ RG +x p \ i- 1 I SW ; q1-11 ,,-;,-i.,1 HAMPTON ST ` ' ‹ c .aI , %-• t ~ t � i: LM , eT/ A ON ITA II A N i E NpG /)�-2?LtAht,_.1. 4^ r A 11 iM PfE Tigard Area Map�� ' m , N ' 0 100 200 300 400 500 F t 1'=389 feet I C ACO -14. 111 City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 l http.//ww-H.citigard.orus Community Development Plot date: Nov 14,2003;C:\magic\MAGIC03.APR i . I o EXISTING LANSCAPE/WATER QUALITY m - i .\-i till N...1...vk‘.- Om 1 (i _. m _ N.,.N..1 .,s hkk‘‘N N..\\N ktt&A _. 0 v , i o � (1 - , o 4• O� I o z rn E _____\ � 1 r 0 �, — O - m a la m O O a j / 0.. 25'-0" o "� 1. dL Z7Z (I) ,. k Fri I 1 - ^ CO 10 m O U W -. i cp. RD co -I O 1- I°) _. _< 1 8 4 j co.. I O1 r , . I �, ail \\ 130' 10'-0"/ 5 -0"4'-•" 14'-6" O • O © O v __ CITY OF TIGARD T SDR2003-00011 CRY OF MUM SITE PLAN N CUTSHALL OFFICE BUILDING (Map is not to scale) EXHIBIT Equity Group Fund One LLC SDR2003-00011 PO Box 3440 CUTSHALL OFFICE BUILDING Wilsonville, OR 97070 David A. Bissett 322 NW 5th Avenue, Suite 301 Portland, OR 97209 AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping!Better Community I, Patricia L. Lunsfird, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of ligar Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-000I I/CUTSHALL 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 January 15,2004, and deposited in the United States Mail on January 15,2004, postage prepaid. / 411W/ y . „el./ i A _...1M.,..ialif," ,Wr (Person':". Prep red otice) r STATE OAF OREGON ) County Washington )ss of-Tigard City Subscribed and sworn/affir ed before me on the -7 day of _ /1114 ∎A JL/ , 204 OFFICIAL SEAL • - JBENGTSON 1/ NOTARY PUBLIC-OREGON COMMISSION NO.368086 /COMMISSION EXPIRES APR.27,2007 • / NOT Y PUBLIC 0 10 EGON My Commission Expires: /a-7 D 7 • EXHIBIT NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00011 . 411 CITY OF IGARD CUTSHALL OFFICE BUILDING Community Better Community Shaping 1r3etter('ommunity 120 DAYS = 3/12/2004 SECTION I. APPLICATION SUMMARY FILE NAME: CUTSHALL OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00011 PROPOSAL: The applicant is requesting to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. APPLICANT: David A. Bissett OWNER: Equity Group Fund One, LLC 322 NW 5th Ave., Suite 301 PO Box 3440 Portland, OR 97209 Wilsonville, OR 97070 LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE; Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (HWY. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice 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 JANUARY 15, 2004 AND BECOMES EFFECTIVE ON JANUARY 31, 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. 1 THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 30, 2004. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.--IM____12 or--or__ . VICINITY MAP ST �- ��7 •� I SDR2003 00011 I 11�_I , taw �- T I CUTSHALL OFFICE T- _ - BUILDING GONZAGA -- _ •_— \-- - i _MMIPTON ST ' � 1 .i _ -- -- — 1 , "■ kv) Ii , ,� ,7•w 400 300 PIM Atti Coy of Tlg..d I I \ \ ___ ISM SW 444.1 ''''.- 1.... . 1 _______ ____ . 1 I I EXIt)TINCo-- - ' mm< LANSCAPENIATER CUA.ITT m ■ NI 7.i li'a �va v, \ 4i O :I 0 0 0 `� �j�ji 25-C- -- zS �I m 4 hillimuil Y m to'-o- INI 130. 0 p 0000 0 a� CITY OF TIGARD I SDR2003.00011 SITE PLAN N CUTSHALL OFFICE BUILDING (Map is not to scale) 2S101AD-01600 2S101AD-01000 EXHIBIT M 68TH STREET INVESTORS LLC EQUITY GROUP FUND ONE LLC 12670 SW 68TH AVE STE 300 PO BOX 3440 TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AA-08700 2S101AD-02400 BEVELAND BUILDING LLC GEORGE FOX UNIVERSITY 4740 SW LOWELL CT ATTN: FINANCIAL AFFAIRS PORTLAND. OR 97221 414 N MERIDIAN NEWBERG, OR 97132 2S101AD-02800 2S101AD-01300 CEDAR ENTERPRISES LLC HAMPTON BUILDING THE LLC 4004 KRUSE WAY PL STE 350 PO BOX 94 LAKE OSWEGO,OR 97035 CAMP SHERMAN,OR 97730 2S101AA-07700 2S101AD-00400 CHORUBY PAUL N HAMPTON OAKS LLC 12520 SW 68TH AVE#A 6665 SW HAMPTON TIGARD, OR 97223 2ND FLOOR TIGARD,OR 97223 2S101AA-07100 2S101AD-01100 CORLISS JAMES L&CORA J AND M PROPERTIES PO BOX 23970 6745 SW HAMPTON SUITE 100 TIGARD,OR 97281 PORTLAND, OR 97223 2S101AA-078 0 2S101AD-03000 C MES L&CORA K KF LLC PO BO 3 7407 SW HUNT CLUB DR T D, OR 97281 PORTLAND,OR 97223 2S101AA-09700 2S101AA-06700 DANA MARK R LANDMARK FORD INC 12585 SW 68TH AVE PO BOX 23970 TIGARD, OR 97223 TIGARD,OR 97281 2S101AD-00803 2S101AD-02700 EQUITY GROUP FUND 1 LLC MCCROSKEY JOHN B BY KURT DALBEY 1380 MORNING SKY CT NORRIS BEGGS &SIMPSON LAKE OSWEGO, OR 97034 121 SW MORRISON#200 PORTLAND, OR 97204 2S101AD-00800 2S101AD-01400 EQUITY GROUP F ND 1 LLC OREGON KI SOCIETY BY K DALB 12700 SW 68TH AVE NORRIS B • &SIMPSON TIGARD,OR 97223 121 SW RRI••N#200 POR I•ND,OR 97204 2S101AD-01700 2S101AD-03500 EQUITY ROUP FUND 1 LLC PACIFIC REALTY ASSOCIATES BY KURT I'LB. 15350 SW SEQUOIA PKWY#300-WMI NORRIS BEG. &SIMPSON PORTLAND, OR 97224 121 SW :-RIS• #200 POR ND, OR 9720• 2S101AD-03200 PACIFIC REALTY ASSOCIATES 15350 SW SEQUOIA PKWY#300-WMI PORTLAND, OR 97224 2S101Ai-•3300 PACIFIC RE• ' ASSOCIATES 15350 S Q 'IA PKWY#300-WMI PO' /•ND, OR 9 24 2S101AD-00100 PARROTT VIAL LLC 12725 SW 66TH AVE#202 PORTLAND,OR 97223 2S101AA-09108 R&D PROPERTY DEVELOPMENT LLC 12559 SW 69TH AVE TIGARD, OR 97223 2S101AA-09800 ROTH J T JR&THERESA 12600 SW 72ND AVE STE 200 TIGARD, OR 97223 2S101AA-08800 TIG Y OF 1312 LL T ARD,OR 97223 2510 ••-0860' TIGAR Y OF 13125 ' +L• TI RD, OR 9 223 2 S 101 A D-02900 TRIANGLE TERRACE LLC 12600 SW 72ND AVE#200 TIGARD, OR 97223 2S101AD-03100 WESTON INVESTMENT CO 2154 NE BROADWAY PORTLAND, OR 97232 2S101AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 3-Sep-03 • AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping (Better Community I, cPatricia L. Gunsford, 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: )Cneck Appropnate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-0001 I/CUTSHALL OFFICE BUILDING AMENDED NOTICE (File No/Name Refererce( ® 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 November 25,2003, and deposited in the United States Mail on November 25,2003, postage prepaid. �� / A . (8-1. .( (Person that epar-, ,otice) STATE OT roar ) County of Wars gton )ss. Hof TWanf ) Subscribed and sworn/affir before me on the ' day of ber.- , 2003. �) OFFICIAL SEAL r (r / JBENGTSON O ,/ NOTARY PUBLIC-OREGON II MY PUBII U OREGON ( COMMISSION NO.368086 /�� n 1 MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: (J 7 EXHIBIT. A NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF F TIGARD Community Development Shaping A Better Community DATE OF NOTICE: November 25, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00011 Type II Land Use Application FILE NAME: CUTSHALL OFFICE BUILDING PROPOSAL: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. 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 END 5:00 PM ON DECEMBER 9, 2003. All comments should be directed to Mathew Scheideqqer, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to matts(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR DECEMBER 18, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." —i - - II CITY nI TIGARD lilt ' ■ II L__________ in a = :: VICINITY MAP N sr - li� 11111M SDR2003 0001 I me .1 CUTSHALL OFFICE i 1 1 1T`_r__ a �� BUILDING —r NI ME � T C= I■■ --- ----1- T`-- i Ii M■ OM�� k4i _ HAMPTON ST IIM Alr-' : .11 NM I W r:., j 1 lii- . g m N ' CMS .-- -1 L.. _____,-, \:\ __,„._____ i Ad pa 2S101AD-016(10 2S101AD-01000 EXHIBIT A 68TH STREET INVESTORS LLC EQUITY GROUP FUND ONE LLC 12670 SW 68TH AVE STE 300 PO BOX 3440 TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AA-08700 2S101AD-02400 BEVELAND BUILDING LLC GEORGE FOX UNIVERSITY 4740 SW LOWELL CT ATTN: FINANCIAL AFFAIRS PORTLAND, OR 97221 414 N MERIDIAN NEWBERG,OR 97132 2S101AD-02800 2S101AD-01300 CEDAR ENTERPRISES LLC HAMPTON BUILDING THE LLC 4004 KRUSE WAY PL STE 350 PO BOX 94 LAKE OSWEGO, OR 97035 CAMP SHERMAN,OR 97730 2S101AA-07700 2S101AD-00400 CHORUBY PAUL N HAMPTON OAKS LLC 12520 SW 68TH AVE#A 6665 SW HAMPTON TIGARD,OR 97223 2ND FLOOR TIGARD,OR 97223 2 S 101 AA-07100 2 S 101 AD-01100 CORLISS JAMES L&CORA J AND M PROPERTIES PO BOX 23970 6745 SW HAMPTON SUITE 100 TIGARD,OR 97281 PORTLAND,OR 97223 2S101AA-07810 2S101AD-03000 C• 'MESL&CORA K KFLLC PO BO. 3• : 7407 SW HUNT CLUB DR T • 'D,OR 97281 PORTLAND,OR 97223 2S101AA-09700 2S101AA-06700 DANA MARK R LANDMARK FORD INC 12585 SW 68TH AVE PO BOX 23970 TIGARD,OR 97223 TIGARD,OR 97281 2S101AD-00803 2S101AD-02700 EQUITY GROUP FUND 1 LLC MCCROSKEY JOHN B BY KURT DALBEY 1380 MORNING SKY CT NORRIS BEGGS&SIMPSON LAKE OSWEGO,OR 97034 121 SW MORRISON#200 PORTLAND, OR 97204 2 S 101 A D-00800 2 S 101 AD-01400 EQUITY GROUP F ND 1 LLC OREGON KI SOCIETY BY K DALB 12700 SW 68TH AVE NORRIS B •L &SIMPSON TIGARD,OR 97223 121 SW dRRI`•N#200 POR /•ND,OR 97204 2S101AD-01700 2S101AD-03500 EQUITY ROUP FUND 1 LLC PACIFIC REALTY ASSOCIATES BY KURT I'LB- 15350 SW SEQUOIA PKWY#300-WMI NORRIS BEGS &SIMPSON PORTLAND,OR 97224 121 SW .'RIS► # 00 POR ND,OR 9721• 2S1 01 A D-03200 PACIFIC REALTY ASSOCIATES DAVID A. B I SSETT 15350 SW SEQUOIA PKWY#300-WMI 322 NW 5TH AVENUE, #301 PORTLAND,OR 97224 PORTLAND, OR 97209 2S101AP-53300 PACIFIC RE' . ASSOCIATES 15350 S Q 'IA PKWY#300-WMI PO' /'ND, OR 9 24 2S1 01 AD-00100 PARROTT VIAL LLC 12725 SW 66TH AVE#202 PORTLAND, OR 97223 2S101AA-09108 R&D PROPERTY DEVELOPMENT LLC 12559 SW 69TH AVE TIGARD,OR 97223 2S101AA-09800 ROTH J T JR&THERESA 12600 SW 72ND AVE STE 200 TIGARD,OR 97223 2S1 01 AA-08800 TIG"S - OF 1312 -ALL T ARD,OR 97223 2S10 ••-0860' TIGARD Y OF 13125 • '.L TI •RD,OR 9 223 2S101AD-02900 TRIANGLE TERRACE LLC 12600 SW 72ND AVE#200 TIGARD,OR 97223 2S101AD-03100 WESTON INVESTMENT CO 2154 NE BROADWAY PORTLAND,OR 97232 2S101AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST (IT SUBCOMMITTEE (i:lcurpin\setup\labels\CIT East.doc) UPDATED: 3-Sep-03 2S 101 A D-01000 EQUITY GROUP FUND ONE LLC PO BOX 3440 WILSONVILLE,OR 97070 1 A CITY of TIGARD FRANKLIN S1 GEOGRAPHIC INFORMATION SYSTEM AMER NOTIFIE111 , F-Ti--1 j --- 1 - 4 (500') AND ST 7fm}YmM Vitleiltasses mt/ti . 1 -- --- FOR: David Bissett ". 7tmu+IUme --- RE: 2S I 0 I AD, 1000 .. - > i I A ST x,,,,�,� „ Property owner information 11 Is valid for 3 months from I i the date printed on this map.atiesitenee sea_a I- lifllwMN ►`' l F C/ i oo .\ . ► 1 :.r..nn. i wrr..m.. i r- 7srouneer oa HMIAMGee amuoenw SW _ i HAMPTON ST h 7i71NN7iH r • N IT ■ ' ■ 0 100 200 aoo rat amtltMtrw 7rwtwwno -— I 7svwwrH1 IIII 1'=221 feet liiik Ail Ail t I' City of Tigard - - ------- i .�( Information on this map is for general location onyand — ilInfor be verified with the Development Services Division. 13125 SW Hall Blvd • Tigard,OR 97223 (503)639-4171 http.//www.d.tigard.Gr.us Community Development Plot date:Nov 4,2003;C:lmagiclMAGIC03.APR 2S101AD-01600 2S101AD-01000 68TH STREET INVESTORS LLC EQUITY GROUP FUND ONE LLC 12670 SW 68TH AVE STE 300 PO BOX 3440 TIGARD, OR 97223 WILSONVILLE,OR 97070 2S101AA-08700 2S101AD-02400 BEVELAND BUILDING LLC GEORGE FOX UNIVERSITY 4740 SW LOWELL CT ATTN: FINANCIAL AFFAIRS PORTLAND, OR 97221 414 N MERIDIAN NEWBERG,OR 97132 2S101AD-02800 2S101AD-01300 CEDAR ENTERPRISES LLC HAMPTON BUILDING THE LLC 4004 KRUSE WAY PL STE 350 PO BOX 94 LAKE OSWEGO, OR 97035 CAMP SHERMAN,OR 97730 2S101AA-07700 2S101AD-00400 CHORUBY PAUL N HAMPTON OAKS LLC 12520 SW 68TH AVE#A 6665 SW HAMPTON TIGARD, OR 97223 2ND FLOOR TIGARD,OR 97223 2S101AA-07100 2S101AD-01100 CORLISS JAMES L&CORA J AND M PROPERTIES PO BOX 23970 6745 SW HAMPTON SUITE 100 TIGARD, OR 97281 PORTLAND, OR 97223 2S101AA-07800 2S101AD-03000 Co- J. ESL&CORA K KF LLC PO BO 3•- 7407 SW HUNT CLUB DR TI RD, OR 972: PORTLAND,OR 97223 2S101AA-09700 2S101AA-06700 DANA MARK R LANDMARK FORD INC 12585 SW 68TH AVE PO BOX 23970 TIGARD, OR 97223 TIGARD,OR 97281 2S 101 AD-00803 25101 AD-02700 EQUITY GROUP FUND 1 LLC MCCROSKEY JOHN B BY KURT DALBEY 1380 MORNING SKY CT NORRIS BEGGS &SIMPSON LAKE OSWEGO, OR 97034 121 SW MORRISON#200 PORTLAND, OR 97204 25101AD-00800 2S101AD-01400 EQUITY GROUP F• ND 1 LLC OREGON KI SOCIETY BY •ALB• 12700 SW 68TH AVE NORRIS B e : SIMPSON TIGARD,OR 97223 121 SW ORRISON •200 PO- LAND, OR 97204 2S101AD-01700 2S101AD-03500 EQUITY ROUP .dND 1 LLC PACIFIC REALTY ASSOCIATES BY KURT I` Y 15350 SW SEQUOIA PKWY#300-WMI NORRIS : &SIMPSON PORTLAND, OR 97224 121 MORRIS.. #200 PORTLAND, OR 972.• 2S101AD-03200 PACIFIC REALTY ASSOCIATES 15350 SW SEQUOIA PKWY#300-WMI PORTLAND. OR 97224 2S101AD-03300 PACIFI '.•LTY ASSOCIATES 15350 •QUOIA PKWY#300-WMI P'' LAND, O' 17224 2S101AD-00100 PARROTT VIAL LLC 12725 SW 66TH AVE#202 PORTLAND, OR 97223 2S101AA-09108 R&D PROPERTY DEVELOPMENT LLC 12559 SW 69TH AVE TIGARD, OR 97223 2S101AA-09800 ROTH J T JR&THERESA 12600 SW 72ND AVE STE 200 TIGARD, OR 97223 25101 -08800 TIGAR CI OF 13125 S LL TIG D, OR 97223 2S101••-08600 TIGARD OF 13125 • H• L TIG 'D, OR 9 23 2S101AD-02900 TRIANGLE TERRACE LLC 12600 SW 72ND AVE#200 TIGARD, OR 97223 2S101AD-03100 WESTON INVESTMENT CO 2154 NE BROADWAY PORTLAND, OR 97232 2S101AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard. OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 3-Sep-03 OCT-29-2003 16 40 VENERABLE - BI ESETT 503 224 2311 P.02/02 • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT Mw�,1►;. PLANNING DIVISION .+.!1•-�+! 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 91223 Community Dew(vpmeni PHONE: 503-639-4171 fAX 503-684.7197 (Attn: Patty/Planning Shaping Jt eecurCammur:ity R' QUEST 'LF@øTPROTHTY I O V ER MAIl lir Propert y owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (Le. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: T4-)e k t * ZS ! 0IAno/o00 j4PP 4Ps ; L 2705" SW (o--" ei 7zz 2 - INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: rt (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time)to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request) NAME OF CONTACT PERSON: P4OP (5, 5611-- PHONE: (6o3) ZZ4#- (o7$ This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Cali" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. EXAMPLE COST FOR THIS REQUEST 4 sheets of labels x$2/sheet=58.00 x 2 sets= $16.00 2.sheet(s)of labels x$2/sheet=$ x A sets= g 1 T sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 /sheet(s)of labels x$2/sheet for CIT area=$ x i -- GENERATE LIST =$11.00 4 GENERATE LIST TOTAL =$31.04 4 TOTAL 4 , TOTAL P.02 ti PRE BY: CITY OF TIGARD PLANNING DIVISION C EI 1/E -) 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 AEG �lll 503.639.4171/503.684.7297 �y�, 6 2p,CITY OF TIGARD �'�I OREGON LAND USE PERMIT APPLICATION �T v I I eirit1V0 File # 51)R DIoo; .. Other Case # PRE ?W:3 Date I eya1r1c. By 0• v Receipt# 0c3 3?15 City Urb Date Complete _ TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) )R(Site❑ Historic Overlay (II or III) Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LOCATION WHERE PROPOSED ACl IVI I Y-WILL OCCUR(Address if available) �! I �p �l a 12 ,&QAX LC3T NOS. � 14 �i , 11�E,�✓ I I�{ C7�i+Z TOL SI l E�IO I AD O 1 000 ZONING CLASSIFICAI ION CPSOD s Mtie APPLICAN(' Ulm ■A . F3 �� E I A A. C'A' .� PHUNtS w -ry I , I o 72Dq • 22-� - � • • 2--� l 1 c U lI D • 22Co' Co-7�3� PROPERTY OWNER/DEED HOLDER(Attach list it more tha one) AILIt DUKESS/CI Y/S �2� w --n4 PH NO. 1V 6 V I�S `� I 1 A /6. 6. NO.6. `(� i2' 97201 S y • • C78'r 5017 • 22 2 I I 'When the owner and the applicant are different people, the applicant must be t4 purchaser of record or a_lessee in possession with written authorization from the owner or an agent of the owner. Theners must sign this application in the s ace rovided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific-) • `_ ra V:0V - IF N • S�AA# LAN elk go A r CAP b.-An. 4■ AO/ . .E _. .•1C • _ — — Ij . 41 ■ .ate . 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. /• . II . O ner' is aLer - ,� � i �foie ate Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner' Signature Date p• icant/� se t/ epr,W'ive's nature ate Applicant/Agent/Representative's Signature Date CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. B IC INFORMATION: Completed Master"Land Use Permit" Application with property owner's signature or name of agent and letter of authorization , 1 It e transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, /C ditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. eighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign in Sheets Service Provider Letter pact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): icinity Map t�P eliminary Grading/Erosion Control Plan xisting Conditions Map Preliminary Utilities Plan ina Plat Ma Preliminary Storm Drainage Plan �❑ Subdivision Preliminary p ly{.teliminary Partition/Lot Line Adjustment Plan t3/4❑ Tree Preservation/Mitigation Plan Site Development Plan Architectural Drawings (elevations & floor plans) Landscape Plan Sign Drawings Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depe'ds on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENES'., ONLY 3 COPIES AR NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE D EMED COMPLETE, T. MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\nasters\application submittal requirements.doc UPDATED: 26-Jun-02 NOV-05-2003 17 23 VENERABLE — BISSETT 503 224 2311 P.02/03 UITY GROUP FUND 1, LLC • November 5, 2003 To: Whom it May Concern RE: Submittal/SDR 2003-00011 Please consider David Bissett of David Bissett & Associates, my Representative in any Hearing regarding this matter and the Development process thereto. Very Truly Yours, Olt) Kurt H. Dalbey Equity Group I LLC Spectrum Development LLC Managing Member P.O, Box 5440 / Wilsonville, OR f7U7U /Phone 303-57Q-8128 /cell (503) 781-1814/FAX 3U3.670.8869 /kdalhey @cquiey;mup.com NOV-05-2003 17:23 VENERABLE - BISSETT 503 224 2311 P.03/03 BEACON HOMES NORTHWEST, NC, . FILE 25115 SW PARKWAY AVENUE,.BLDG, A-StflTE.0 PO BOX 407 W] SONVIILE, OR 97070 (503)5704228 (503)570-8869 FAX TOTAL PAGES INCLUDING COVER: Z DATE: t' S TO: Dav al &15ce -FROM: .KAA4..., • Ono3iv-iut eegiNv ivu mai() • • • • TOTAL P.03 111 Centerline Concepts, Inc. September 4, 2003 Brentwood TRACT 1 Lot 8 and a portion of Lot 9,"Sunridge Heights", in the NW 1/4 of Section 8,T.2S.,R.1 W.,W.M., City of Tigard,Washington County,Oregon, being more particularly described as follows: BEGINNING at a SW corner of said Lot 9;thence S89°52'18"E on the south line of said Lot 9,23.50 feet to a point; thence NO2°20'17"W 133.55 feet to the south right of way line of SW Burgundy Street(being 23.00 feet southerly of centerline),and the start of a 208.00 foot radius curve concave northerly;thence on said right of way line and said curve through a central angle of 11°12'41"(which chord bears N72°07'46"W 40.63 feet),an arc distance of 40.70 feet to the end of said curve;thence N66°31'26"W continuing on said right of way line 83.91 feet to the NW corner of said Lot 8;thence S23°13'21"W on the easterly right of way line of SW Juliet Terrace(being 18.00 feet easterly of centerline), 15.65 feet to the start of a 167.00 foot radius curve concave southeasterly; thence on said right of way line and on said curve through a central angle of 23°23'26" (which chord bears S11°31'38"W 67.70 feet), and arc distance of 68.18 feet to the end thereof;thence S00°10'05"E continuing on said right of way line 98.30 feet to the SW corner of said Lot 8; thence S89°52'18"E on the south line of said Lot 8, 140.50 feet to the POINT OF BEGINNING. Said tract of land contains 21,221 square feet more or less. Subject to easements of record. REGISTERED PROFESSIONAL LAND SURVEYOR OREGON JAY 1e 1987 WADE G.DONOVAN 1111 Q:\DOC S\LGLDESC\Brentwood298-01 PLA9-4-2003 Tigard W ash.wpd Precise Boundary Surveys 640 82nd Drive Gladstone,Oregon 97027 503 650-0188 fax 503 650-0189 111 Centerline Concepts, Inc. September 4,2003 Brentwood AREA FROM LOT 9 TO TRACT 1 A portion of Lot 9,"Sunridge Heights", in the NW 1/4 of Section 8,T.2S.,R.1 W., W.M.,City of Tigard, Washington County,Oregon,being more particularly described as follows: BEGINNING at a SW corner of said Lot 9;thence S89°52'18"E on the south line of said Lot 9,23.50 feet to a point; thence NO2°20'17"W 133.55 feet to the south right of way line of SW Burgundy Street(being 23.00 feet southerly of centerline),and the start of a 208.00 foot radius curve concave northerly;thence on said right of way line and said curve through a central angle of 05°15'49"(which chord bears N75°06'12"W 19.10 feet),an arc distance of 19.11 feet to the NW corner of said Lot 9;thence S00°10'05"E on the west line of said Lot 9, 138.30 feet to the POINT OF BEGINNING. Said tract of land contains 2,841 square feet more or less. Subject to easements of record. REGISTERED PROFESSIONAL LAN• URVEYO' ICC. Virtr=-- OREGON ANY,a,9187 WADE D.DONOVAN ID Q:\DOCS\LGLDESC\Brentwood298-01 PLA9-4-2003Tigard W ash.wpd Precise Boundary Surveys 640 82nd Drive Gladstone,Oregon 97027 503 650-0188 fax 503 650-0189 111 Centerline Concepts, Inc_ September 4,2003 Brentwood TRACT 2 A portion of Lot 9,"Sunridge Heights", in the NW 1/4 of Section 8,T.2S.,R.1 W., W.M.,City of Tigard, Washington County,Oregon,being more particularly described as follows: COMMENCING at a SW corner of said Lot 9;thence S89°52'18"E on the south line of said Lot 9,23.50 feet to the POINT OF BEGINNING of the tract of be described;thence S89°52'18"E continuing on said south line 13.17 feet to an angle point in said south line;thence N67°04'02"E continuing on said south line 139.91 feet to the SE corner of said Lot 9;thence N00°17'48"E on the east line of said Lot 9 and the west right of way line of SW Brooklet Place(being 18.00 feet westerly of centerline),5.01 feet to the start of a 177.00 foot radius curve concave southwesterly;thence on said curve through a central angle of 28°21'31"(which chord bears N13°52'58"W 86.71 feet), an arc distance of 87.61 feet to the end thereof; thence N28°03'43"W continuing on said right of way line 1.92 feet to the NE corner of said Lot 9;thence on the southerly right of way line of SW Burgundy Street(being 23.00 feet southerly of centerline),on a 208.00 foot radius curve concaved northerly,through a central angle of 35°21'43"(which chord bears S84°35'02"W 126.35 feet),an arc distance of 128.38 feet to a point;thence S02°20'17"E leaving said right of way line 133.55 feet to the POINT OF BEGINNING. Said tract of land contains 15,387 square feet more or less. Subject to easements of record. PRRE GI �FESSION SSIONAL LAND S - 0 ' Afal I 111,Mfr_ JLY1e,1967 WADE G.DONOVAN III 2276 Q:\DOCS\LGLDESC\Brentwood298-01PLA9-4-2083 gatlaiKAA'pur`reys 640 82nd Drive Gladstone,Oregon 97027 503 650-0188 fax 503 650-0189 , (SIGNS ARE AVAILABLE FOR P. riASE AT THE DEVELOPMENT SERVICE. ,LINTER AT THE PRICE OF$2.00 EACH.) NOTICE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. . Meeting Date Time Location c)-13 ! R�i� FMK GDN� PROPOSED PROJECT: rl Vas � V Lo rme-N'i- OF 4(1-1- o l--mi tit"G crti �vv F-.Kt 1\I'G / t ro 12L t•rS AND c m-Fr. o F N v l For More Information Contact: Developer Name: sp cA• V ,. I Address: IN ► SDI 'o• 411. 17 Telephone: � . ZZ� . C,78 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE 'IMPORTANT-NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD AtOPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS-ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, & l P A. 151. � T , being duly sworn, depose and say that on the 17 day of V v 2005 , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) 5V,.) Cpl ! �v ./ Ti& ,P, F W,c1 ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at I tAit1 $ Aii f 5KtLAW. e (Ok , with postage prepaid thereon. AKA A. At `Akiii ,Signat a (' the • •sence of . Notary Public) POSTING: 1, Vt b INSW- do affirm that I am (represent) the party initiating interest in a proposed 14V.1Ji COMM. DSV Le }'Y1 affecting the land located at (state the a?proximate location(s) IF no address(s)and/or t lot(s) currdntl A registered) 2.-7 rDz Stt rp-7-r4} ,fie. TICakcg P,�S4 and did on the day of �I r. !. , 2003 personally post notice indicating that the site may be proposed for a 'D Y' 1 l 'VL5Aipplication, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Sus . AI■va -111" Sr' ;- '17. ` .Pi . c7-r - (state location you posted notice on property) • 1 I id dir lArrAll Aigid,d r App ( Signa rre (In the •res, ce of a •tary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 6, eiig ) County of ifss. Subscribed and sworn/affirmed before me on the -j i day of OA-_ ieljt , 20O3• 11'\'t'`'��t.11'1\'`'�'�'1'\'.�)6 �� OFFICIAL SEAL (11 I1 �•: MARGARET TEASDALE f 1 ..”1 NOTARY PUBLIC-OREGON () , COMMISSION NO.342568 ( Of ` ' /MY COMMISSION EXPIRES APRIL 21,2005 9 1 , 6�u r! �r7�-F�ik1 NOTARY PUBLIC OF OREGON My Commission Expires: 4-2.I-2.OS Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: S' G - U P A 401A1 iii f G ''1' TYPE OF PROPOSED DEVELOPMENT: - ■: u • 4:-.0 -711211/MMV" LiallIIMPr . ++ �C- ' r L (p Address or General Location of Subject Property:1 '7 D' w 6,1ii4 AVS. i -T'IC'Ar12.0 / C4 Subject Property Tax Map(s)and Lot#(s): 2S )© AVM, Lam"( [SoO h:Vogin\pattylmasters\afridavit of marling-posting neighborhood meeting.doc NEIGHBORHOOD MEETING NU,VICE June 17, 2003 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223-8189 RE: SPECTRUM DEVELOPMENT OFFICE BUILDING Dear Interested Party: David Bissett& Associates/Architects is representing the owner of the property located at: 12705 SW 67th Avenue(tax map/Lot No. 25101AD01000). We are considering proposing a Site Development Review for a new commercial building. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: (Thursday 6:00 p.m.,July 3,2003) City of Tigard Red Rock Creek Conference Rm. 13125 SW Hall Blvd Tigard, OR 97223 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: 503 226-6785, if you have any questions. Sincerely, David Bissett Project Architect/AIA/NCARB • ■ r:L DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS Neighborhood Meeting Notes 7-3-03 Spectrum Development 6:00 p.m. Office Building 12705 SW 67th Ave. Tigard, OR 97223 Red Rock Creek Conference Rm. door opened at 5:55 p.m. 6:40 p.m. Rich Vial—Concern about parking and would recommend city allow reduction of landscaping required facilitating more spaces. People park in this lot to the east of proposed project. Meeting opened at 6:00 p.m. No attendees until 6:40 p.m. (Vial). Meeting closed at 7:05 p.m. (1) Attendee only. 322 NW 5th Avenue • Portland, Oregon 97209 • (503) 226-6785 • Fax (503) 224-2311 i D IM111� f -TRU M tv l Vv1 1 011 C �U LD I NZ� L 3 2Lb c : Oo %2.70 5w Cv -,�V . I -fi aiZD ,OR 17 22 D INTr On+ Ak/019 4701211A-1\10_i__ • 972 R.\ L '(/0I Oav ia,TO s VONA &r1Z- q723 o __ 46r �! 111-. phi • 06/16/2003 09: 11 503--525--9266 DL ENGINEERING PAGE 02 uuJ--D/ - Lbb L ENGINEERINr PAGE 02 J WV-110�61010.J ICy�4b L1( Z JiVJ �•. a �. AG 0 1�� L 2003 -.Je N►�.r F3731 i 1 JUN 1 1 G7eanWaer „: fllsneklw a Pre-Screening Sits Assessment Gur commitment II 01*a►• � ____--,==r____--,==r J BY Date C--//-a3 J uriediction ” " II O! 1 Owner Map d.Tax Lot .�►�� ,��► �: Site Address Conti Proposed Activity -. ..,„,, 4 .0, . _ . Address y LO f Si-gt(C1'' ,P /5ikT,: Of Flu pilaff gr Phone $o3- 7.2.1.-I67 ., �. -/6 7? Y Y N NA N NA ❑ Sensitive Area Composite Map _ Stoimweter Infrastructure maps C�1 ❑ Map ;„_ 1� ❑ ❑ k" OS# �--� Locally adopted studies or naps Other l__J ❑ ® Specify ❑ ❑ SpeCifY_ ° rro Sessd on a review of the above IIi/ormstlon and the requirements of Glean Witter Serviced Design and Construction Standards Reeolutlofl and Order No. DO-T: ❑ Sensitive areas potentially cutlet on sib or within 200' of the site.THE APPUCANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER�1 2n�o0 feet oTeR CONNECTION :N��.a,�>'u exist an tires required. Assessment Report may also be IN Sensitive areas do not appear to exist on sits or within ED0'of the site. This pre- screening sits ssseesment does NOT eliminate the need ��you protect water quality sensitive erase if they are subsequent�tl�� property. NO PURTNER SITE ASSESSMENT OR SERVICE PROVIDEERALETTER 18 REQUIRED.THIS FORM WILL SERVE AS AUTO STORMWATER CONNECTION PERMIT. El The proposed activity doe. not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LITTER IS REQUIRED. Comments' { ,m e-r .O /a do Tidy q,90,re1' I'C' ers;tT 4✓1 T-4r'h 7Q P _Q 1 I r By: C= � � Dom' VL °3 Reviewed By: Iletarrted to Applicant Mstl.„ . Fez Counter Dere 6/1p..3 .sy4e, 165 N Rrst Avotww.9u11s r70•(S tea• V7124 Phone: (603)ND 27 ximplimimmaimurg TOTAL F.@°' JHC Fax:5036845295 Jul 2 2003 17:27 P. 02 - ! Exhibit"A" SLL FILE JOSEPH HUGHES CONSTRUCTION, INC, GENERAL CONTRACTOR CCB NO. 45645 (503) 624-7100 July 2, 2003 Kurt Dalbey Spectrum Development 25117 SW Parkway Ave Building A Suite C Wilsonville, OR 97070 RE: Gonzaga III Thank you for the opportunity to work with you on the new Gonzaga building at 12705 SW 67th Ave, Tigard, OR 97321. Pricing is based on Dave's drawings dated June 16th, 2003. The project scope may change after design review so we will update pricing as needed. Based on the following work scope we propose a budget to build this project in 12 weeks for $293,378.00. We suggest a contingency of$20,000 to offset work imposed by the City during the Design Review process. The following are divisional breakdowns and explanations: NOTE: The attached budget has information pertaining to these explanations. Division One- General Conditions The total direct overhead costs for running this project. Owner to pay for all permits, special inspections, connection fees, and testing if required. Division Two- Site work All demolition and site work is included. An asbestos survey was conducted that identified asbestos in the kitchen floor covering that must be abated prior to demolition of the existing home. Asphalt paving is figured at 3" on a 6" rock base. There is discrepancy between the Architectural site plan and the Civil site plan. We figured the Architectural site plan. All utilities are included per plans. Cities hook up or install fees for water meters are not included. Gas requirements needs clarifications before work start. 7035 S,W. Hampton • Tigard, Oregon 97223 • FAX (503)684-5295 JHC -ax:5USb8452Y5 Jul 2 2UUS 1( US • Page 2 of 3 Division Three-Concrete All concrete per plan, There may be a depth issue with the footings on the North and West sides of the building being so near the water quality structure. Division Four- Masonry We figured masonry per plans. Pre-cast sills are included at windows and are in division 3. Division Five- Steel Canopy frames are galvanized and painted. Cost for iron gates is an allowance. Division Six- Wood & Plastics Rough carpentry includes installing the roof trusses and plywood. Division Seven- Moisture and Thermal Insulation is figured with a foil vapor barrier on walls and ceilings to avoid the requirement to drywall prior to tenant build out. The roof is budgeted with a 4 ply class "A" built up roof that wraps up the inside of the parapet wall and includes a 20 year manufacturer's warrantee. All cornices are figured as architectural sheet metal of stock color. Division Eight- Doors and Windows Storefront is figured as dark bronze center glazed. Division Nine- Finishes Only exterior painting is included as a finish. Division Ten- Specialties Not included. 7035 S.W. Hampton • Tigard, Oregon 97223 • FAX(503) 684-5295 JHC Fax:5036845295 Jul 2 2003 17:28 P. 04 • Page 3 of 3 Division Eleven- Equipment Not included. Division Twelve- Furnishings Not included. Division Thirteen-Special Construction Not applicable Division Fourteen- Special construction and conveying systems No elevator requirements. Division Fifteen- Mechanical Fire sprinklers should not be needed in this small of building. We have the cost of a unit heater in the pricing which can be deducted if the tenant build-out starts before cold weather. Plumbing lines will be run along the length of the building with two "T's" for both the 4" sewer and 1-1/2' water. Division Sixteen- Electrical We figured a 400 amp 3 phase service with a bank of three meter bases, one for a 100 amp house panel and two 200 amp tenant services. Telephone and power will be stubbed to each space. Exterior sconces are an allowance of $125.00 for 7 each. If you have any questions or need more information, please let me know, Sin , ely Dwane Carver Project Manager/ Estimator Joseph Hughes Construction, Inc. 7035 S.W. Hampton • Tigard, Oregon 97223 • FAX (503)684-5295 JHC Fax:5036845295 Jul 2 2003 17:28 P. 05 Project: Gonzaga III 23-154 Location: 12704 SW 87th Ave Tigard,OR Scope: Now Office I Retail SF: 2310 S 127.00 DESCRIPTION Budget Co.Name 110100 Supervision 13,500 allow 113100 Project Management 3,500 allow 135500 Temp&Weather Protection 2,500 allow 151100 Temp.elec.,phone,water,toilet 3,500 allow Sewer Connection Fees nic by owner Water Connection Fees nic by owner 152100 Temp Fence Protection 1,300 allow 159002 Blue Prints&Supplies 250 allow 160100 Tools&Equipment 2,500 allow 170110 Surveying 1,500 allow 170300 Dally Clean Up 750 allow 170500 Clean up, rent dumpster 1,350 allow 172500 Punchlist 300 allow 174100 Travel All types 200 allow 174300 Pickup and Delivery 200 allow 205010 Asbestos Abatment 1,200 IRS Environmental 205005 Site Demolition 7,475 B&J 210001 Excavation and Utilities 21,525 B&J 220150 Site Labor 2,000 252500 Paving 4,326 Hals 258001 Striping&Extruded Curbs 950 Arrow 283100 Tree Protection&Trimming - 290001 Landscaping,topsoil 2,560 Oregon Rain 299000 Water Quality Retaining Walls 4,500 est 300001 Concrete Sub 18,075 allow 323610 Reber 2,800 allow 330600 Precast Concrete 4,600 allow 400001 Masonry w/rebar 65,477 Schuler 500001 Structural Steel Sub M&L 7,724 InlIne 511001 Architectural Steel 5,500 allow 600001 Framing Sub 4,800 Bjorge 610001 Lumber&Material 6,500 allow 619300 Truss Joists 6,467 Truss Joist 720000 Insulation 2,600 JB Insulation 750000 Built up Roof 3,695 ABC 762000 Sheetmetal 4,812 Portland 800001 Wood Doors - _ 811001 Steel Doors 890 allow 881100 Storefront 24,500 Anderson 922001 Platter in%ide Courtyard 3,100 Stellman 925300 Drywall soffits,Steel Studs 5,636 Strategy 991001 Exterior Painting 2,500 allow 1540000 Plumbing 3,200 Premier 1550000 HVAC Systems-Unit heater 1,505 allow 1600100 Electrical 13,080 St Johns 1650000 Traffic Signal - Contingency Total Cost 266,707 176100 OH&P 26,671 Projected Total Coat 2931378 WA Sales Tax Total Contract 293,378 RUG. 6.20E13 8:34RM BEACON HOMES NW INC NO.737 P.2 SCHEDULE A Order No.; 03228228-W Policy No.: 0-1093-163921 Date of Policy: April 9, 2003 at 9:14 AM Amount of Insurance: $106,000.00 Premium: $463.00 1. Name of Insured: EQUITY GROUP FUND ONE, LLC 2. The estate or interest referred to herein is, at the date hereof, vested in: EQUITY GROUP FUND ONE, LLC 3. The land referred to in this policy is described as follows: Lots 32 and 33, Block 33, WEST PORTLAND HEIGHTS, in the County of Washington and State of Oregon; TOGETHER WITH that portion of vacated SW 67th Avenue. which attached thereto pursuant to vacation thereof by Ordinance No. 81-78, of the City of Tigard, County of Washington and State of Oregon, a certified copy of which recorded September 18, 1981, as Fee No, 81031800. Pacific Northwest Title Insurance Company PAGE 1 of Order No.03229228 ALTA Owner's Policy Form 1992 RUG. 6.2003 8:34RM BERCON HOMES NW INC NO.737 P.3 Policy No.: 0-1093-163921 SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses)which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests, easements or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Statutory liens or other liens or encumbrances, or claims thereof,which are not shown by the public records, 6. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of Clean Water Services. 7. Easement for utilities over and across the premises formerly included within the boundaries of SW 67th Avenue, now vacated, as reserved in: Ordinance No. : 81-78 Recorded • September 18, 1981 Fee No. • 81031800 8. Private Access and Easement Agreement, including the terms and provisions thereof: By and Between : All of the owners of property abutting SW 67th Street between Gonzaga Street and Hampton Street Recorded • May 16,1984 Fee No. 84018535 Pacific Northwest Title Insurance Company PAGE 2 of Order No.03228228 ALTA Owner's Policy Form 1992 AUG. 6.2003 8:35RM BEACON HOMES NW INC . , ,. NO.737 P.4 I —�r- • 800 t - f ..�. 2 ct ice .6BA - zJift:; 1 w.3 Z 1.. ..' l..1�.• W i s. 9 20 21 22123 24 25 261 ". r 21.05_015. aJ 254 2105_00 1 4 r L �,� Q Q EA WOW Se113a1J T _ 2 vsC�►YeD a 15.W.-GONZAGA ST.)- —s0 VACATED I AS..44443 .i vl sT� srlolll) I e4nss2t I Iii rts'T 2ei 2.37r2e'T 2J as1"21Ta 77 6'T2e7T2A7 2 20*s' as' a4 so: so' rxs'TSa'Tas'TsSTaiTss'TtdT ad so' 2400 . 1700 2.404c. W .?9Ac. 803 61 4 1 100 1 2 1 3 4 5 6 7 8 Z -" 12 3 4 5516c. 6 7 8 I 1 1 13540 4 5 6 T S ' 1 I W — loo ` x-30,— C - 1 _L 1 + 1 1 �- > a I 1 1 1 1 J. 1 o I- 1 1 1 + IQ,4. -L 36 Q = 1600 9 36 'Ei + 35 - 214A1 ` — $ r 10 ♦ LLB 33 a M . II + 34 34 -1 o r 11 + 34 ;; 12 (cs 210,914) 33 �� r 12 +~ 33 �(► —t r 32 33�54 1 , � 1�3 3+4 � � ; - - -Eo- 2 1400 _ ...if 40 1 31 1+ .45Ac. ' 14 31 11 + 30 15 + i r 40d 4 4C, + 30 In (CS.22, ' N 16 29 I 16 + 29 1- 16 + 29 m -I ,o. - �- — r + 17 ..,• 1300 0 I I OO° 17 28 '1- LL,- .34AC, - .4SAC. i • N + 18 100' . N 18 (CS. 18,5°027 t " T T T + T T T " 1 T T I" r r T T + T T T I u I ti . 19 20121 22 23 24 25 26 i 19 20 21 22 23 24 25 26 19 20 21 22 23 24 25 213 8 1 W I I(cs. 1e,3e71 r i • 1 1 1 1 I 1 1 -,6 L. 4'1 1 1 I I_ 1 1 I . Ij I 1 1 I 1 I 1 . HAMPTON s STREET -s r r 7000.11511 T T Toe=/1s• T T 1 r 1 I . 1 1 1 1 1 1 1 1 I ' I ... I 3300 3500 1 1 I 3200 4 5 6 7 8 1 1 1•"2 3 4 5 416 7 0 I l 1 2. 3 4 5 6 7 84 P3e4a I I .0• 1 I I 1 1 1 .+. 1 1 1 .1 1- 1 1 1 .. 1. 1 1 A I- .l 1. 1 .+ 1 .I 1 .1 1- 9 + 36 -I 1- 9 36 I- 9 I 36 r 10 t 35 y 10 35 10 35 t I ) I_ II t 34 \ I_ ll 34 1 : F II t 34 nj 12 + 33 -1° I- 12 p 33 -I F 12 t 33 1 13 32 -iQ 1.1' 1- - 13 3" 32 1 (CS. 19,44 1) 13 7 32 In H 14 (CS, 1+925) 31 \ 3400 31 1 rw F 14(�5 10,869) 31 15 30 '2 1 AC 30 15 30 - .1 1• + -4 1• — -I 4 1• + m THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE This map is not a survey and does not show the location of any Improvements. .. The company assumes no liability for errors therein. MAP#2S101 AD 01000 -UG. 6.2003 e:35AM BERCON HOMES NW INC NO.737 P.5 POLICY OF TITLE INSURANCE ISSUED BY P,it'f , ic' NORf1fit 'I'.s'f' sI'I1f.f: INSIIR,I /1/e ': C'U ell f',1NY, INC. • SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC., a Washington 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 Ilen or encumbrance on the title; • 9. 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, Pacific Northwest Title Insurance Company, Inc. has caused this policy to be signed and sealed by its duly authorized officers as of the Date of Policy shown in Schedule A. President 61 )/& 71 PACIFIC NORTHWEST TITLE Countersigned by • Insurance Company,Inc. • .47 fcco• ,tot MI t1' Authorized Signatory /". " e rl:C7C NO IWVES< TITLE . tNOare OF OREGON,INC. \SEALJ' ,, Company Suite.220 '„,' 92��+' 9020 SW+�� 7Wa1.hir�nston Sq.Rd1 '�*Pmato Tigard Ott 72,23 • City,State EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from tho coverage of this policy and the Company will not pay loss or damage,costs, attorneys'fees or expenses which arise by reason oft 1. (a) Any law,ordinance or govornmontal 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)tho 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 lend or any parcel of which the lend 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 e notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded In tho public records at Date of Policy. (b) Any govornmontal police power not excluded by(a)above,except tp tho extent that a notice of tree exercise thereof or a notice of s 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 ominont domain unless notice of the exercise thereof nu boon rocorded In the public reccrds 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 a*. purchaser for value without knowledge. 3. Defects.Ilene,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 tho public records at Date of Polley,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: , (e) resulting in no loss or damage to the Insured claimant; (d) attaching or created subsequent to Date of Policy;or • (0) resulting in loss or damege which would not have boon sustained if tho Insured claimant had paid value for the estate or Interest Insured by this policy. 0.1093. 163921 ALTA OWNER'S POLICY—10-17'62 NOV-05-2003 12:01 VENERABLE — BISSETT 503 224 2311 P.01/03 ■ DAVID BISSETT&ASSOCIATES ARCHITECTURE•PLANNING•INTERIORS FAX TRANSMITTAL To: Matt Scheideggar Date: 11.5.2003 Firm: City of Tigard Fax #: (503)684-7297 From: David Bissett& Associates Re: 67th Ave Job#: 03-634 Number of Pages (including this cover sheet) 3 Copies Date Item 1 Copy 11.5.03 Private Access Agreement. Remarks: For your use and review, Thank You! David Bissett 322 NW 5th Ave • Portland,Oregon 97209 • (503)226-6785 • Fax(503)224-2311 NOV-05-2003 12:01 VENERABLE — B I SSETT 503 224 2311 P.02/03 . . — i . ! ....... 1 -- 1 —r■....- g --,_ _ g..., -....—,...-....... . . - —9!- • s . . . ... ......... • • 411 -410,.' ;, .84'01853S __...1 • • ... • . . • . . _...... . . ., , PRIVATE ACCESS AGREEMENT --- ' - We, the undersigned, being ill of the owners of - • "• ' •._, • property abutting S,14'. 67th Street between Contain' • ' ' • ;easswe... ----. Street end Haapton Street, Tigard, Oregon 117213, -- . . .,1 ' seid'61th Street being vacated by Tigird City Ordinance , ----.. No. 01-78,in .consideration (+Utile 'mutual covenants - -- ............ n., . contained herein, hereby graht one unto the othae, ----- perpetual ingress end egress rights on and through •,. _ the thirty foot access-way described sore specifically '...i. • .-- -. in Exhibit "A" attached hereto and by this reference ,_.:. anew-. I incorporated heroin. . . IN WITNESS WHEREOF, the parties hereto execute ----- --,1-:---7. ,ev . - . • .this document effective the 4dey of May. 1964. „ ,,... ... .. ;J.. . „- l((rV,e/.0s1- ttona b. o I CS „.... _, 'eL r6414M-fnslirCegfroad AG, . ....: cn knowar nuas NMI O MT 4=1 • .....—...- -- i- v) an 3.. o •5V • • ce •or,. *sec. b .. ham C . e7 A I. .I I.. 0 I i dent L■......_ . . I' ________ • ......•••,. . . •••:.' • . . . • _ 14.40;..144,,L,21_,aa414,01-; • %. -•'01 • :t.. ..-,else* i. & Theism thrielkell Al _ .... 1.P....M.: 7 14 . . . ” .•_ •■•f , .. 47Arit OP ORKOON. paw WO IS..A106.9.•4•••••T -••■•■-..... } .. IR C•traty 0/.....:...'..'4....14,..4.4.1. ....- ".• :. . as tr Rearataiwiso,raw OR MO..-e....." dar et-• ...44....4••••••••".•...”'"'''.04' . . --- b ......,fir“nd.-.4.1.,.Irvc.".nook In tad gst-let cam*.ane 848es mralayr esseird sos Witima •- -----. .1,-4...—....iit--.V7..,......L-•:...eript.4.4. 4214.44 ._ .. . .: .. .. . . — - ..„...............,..„,_4...,............._,...,....._,... lawn.0.am so as ta. kagaideaf.-5 tilwailed.la askesedtd&Pd te we Ur *wg h , d S Wain isthesaset met . . • *. .._.,... . lif=mammy wrrartior.I mm.aaarm•iii 14 boa old IOW , • • law•Allakil mat Ma iranoy..7 NWT rafts; ' ' • .......;-,-..'"...."......0,Aer'. air Pablo -.— Z so Comeniswee agala.--e-ft6:::17:z.46' .1#4.-— ...... — - —._... ..........,...,..,.... ........proorwm.............. F= 6-. aw,- WIWIIIhrdIMOMMORMIMIIIIMIrwri■nft■■■■■••,.. •• ‘1116•1■11 .---,--• I --.--_,-- -...••••••■•••■•=mm■ame■ - - -..._ —Aaammip. — aMmanimm....mig,. . • __.-o:T.,,----...7---...-".:--- - • ......r..^•■■••• .....-....., NOV-05-2003 1 02 VENERABLE - BISSETT 503 224 2311 P.03/03 2 I • -� i • ----'777.T:F•E=7-AMOINNINNIIIIIiiiilliniiiiiiiiiIIIIINIMIONOMINIF777-------- -- �. . --+�� PRIVATE ACCESS AGREEMENT • E "A" t XHIBIT •-- eaea� • -- All of that portion of.S.W. 67th Ave. lying between the North line of S.W. Ha.pton•Street and the south • line of B.M. Gonsaga Street as these streets ■re laid out in the plat of West Portland' Heights, a recorded-. , plat is Washington County, Oregon, A strip of.land 30.0 feet wide, .with-its Centerline - --4 being the centerline of vacated B.W. 67th Avenue and ' extending northerly from the southerly right-of-way• _ of S.w. Conseil, Street (Pro-vecntion) a distance of iiimm sso.a feet to the northerly right-of-way of S.W. .' ' Iammr— ...... Heepton Street. siwiz Arran RBCORDINO RETURN ?Os " Farmers 7 noo Credit.Union ens w OMOON 13333 B.A. Oath'Parkway Si Tigard. Oregon 97277 . «w"� " 4 WW1 W.Winn.Olo ww M APASement • -- ra TwlNMl wr 1..0Kods Owialw M Or.-Attni 'Gary VandoVenter: miaow M,w.way,w MNrMwh wr_�fe1r . A. y�Y1 ww...nt M�rlMa .,loAN .M Mi&MI.Q N NW W wwN;MI lolowly. • - - . DOW W.Mean,O tww..i ._ ,. awl o.w 041A u ''WARY.l6 MI IOC 2B:. . • 2 '::-- IIII' llIlIlL. i TLTHL F.0- iVcLrrc7% ve - , A r. DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS NARRATIVE Spectrum Development Office Building 12705 SW 67th Avenue Tigard, Oregon SDR 2003-00011 July 10, 2003 This narrative provides compliance with 18.390. Per the pre-application conference, the following chapters and narrative responses are required and provided: 322 NW 5th Avenue • Portland, Oregon 97209 • (503) 226-6785 • Fax (503) 224-2311 Chapter 18.360 Site Development Review The proposed development is submitted and will be reviewed in accordance with 18.360. Minor or major modifications, if required, will be determined by city staff and provided by the applicant accordingly. Phased development is not required for this project. Bonding and assurances will be provided as determined. Approval criteria has been addressed for(1.) compliance with 18.810 (existing streets and utility standards). (2.) New building is located to preserve existing site conditions,avoid ground sliding, provide adequate distance between adjacent buildings and oriented for consideration of sun and wind. (3.) Exterior elevations comply with code standards. (4, 5, 6, 7, 8, 9 and 10.) Buffering and screening has been provided to provide visual barriers for privacy, screen equipment, delineate public and semi-public spaces and support crime prevention and safety(see site plans and exterior elevations). (11.) Pubic transit is provided by existing approved street system. (12.) Landscaping is provided per 18.745 and covers 20%+of required area and 15%+of gross site area as noted on landscape plans. (13.) Drainage per the 1981 master drainage plan has been addressed. (14.)All facilities including site access, parking,building entrance and interior spaces have been designed to accommodate disabled persons per ORS Chapter 447 as shown on the submittal plans. (15.)All provisions of the development code have been addressed. Chapter 18.390 Decision—Making Procedures The proposed development and requested variance (for walkway access to public street) are reviewed as Type II procedures. The pre-application conference,neighborhood meeting and submittal for development review have been provided. Chapter 18.520 Commercial Zoning Districts The proposed development is located in the MUE zoning district of the Tigard Triangle. The commercial office use of the building is a"permitted"use according to 18.520.1. The development standards have no minimum lot size, 50 feet minimum lot width, no minimum setback(property does not abut residential),maximum building height of 45 feet, maximum site coverage of 85% and minimum landscape area of 15%gross site. These standards are shown and noted on the submittal drawings. Special limitations for this use include (1.)FAR of 0.40 maximum which has been met per 18.520.050.CI. Chapter 18.620 Tigard Triangle Design Standards 18.620.020 Street Connectivity The proposed development meets the standards of the Design Option(1.) (a.) SW 67th Avenue and Gonzaga are vacated streets providing public street connections to local streets(SW Hampton and SW 68th Avenue.)within 660 feet. (b.) Bike and pedestrian connections are provided via SW 67th to SW Hampton within 330 feet. �� 18.620.030 Site Design Standards °A, j(1.) The proposed development fronts on a vacated local street(SW 67th Avenue) and the • VD {, building placement does not front on a major or minor arterial street. (2.) The building setback is less than 10 ft. from a water quality buffer to the north and minimum setback t4\' available from a public right of way(SW 67 Avenue)based on access, parking and �9 landscape requirements. 3.)Existing site constraints do not provide structure and the / it public a variance is requested for this standard as part of this applicatio . (4. Existing j<4% site constraints do not provide for a walkway connection between the bui ding entrance G k and the public right-of-way. A variance is requested for this standard in conjunction with the front yard setback design(#3 noted here in). (5.)Parking for the build is located where required to provide access and circulation to this site. Landscaping is proposed to meet L-1 standards at street frontage and L-2 standards at interior side and rear yards. 18.620.040 Building Design Standards (1.)The street facing elevations of the proposed building design have more than 50% wall area in windows, display area and doorway openings(see exterior elevations). (2.) The street facing facade of the proposed building design has variations of building materials (brick, stone, glass, steel, concrete and aluminum),offset separation of wall areas with projections,pilasters, steel canopies and archways that reflect the buildings structural system. These facade features occur at intervals less than 50 feet and there are pedestrian connections less than 300 feet through the building. (3.) Weather protection is provided at the building entry and along the frontages abutting pedestrian walkways with canopies and covered entry portico. The proposed canopies are not backlit. (4.)Building materials on the exterior include brick, lap siding and stone veneer. (5.) The roof will be a built-up roofing with parapets with brick and siding extending up the exterior side of parapet walls to the metal cornice/cap flashing as an expression of the proposed architectural style. No false roofs are proposed. (6.)All roof mounted equipment will be screened from the adjacent street view by the parapet walls. 18.620.050 Signs As required in the C-P zone, section 18.780.130 D, (2a.)the proposed project will include wall signage not to exceed 5%gross of the wall it is mounted on. The exterior elevations show the approximate location type of wall signage proposed. Since this is a commercial building shell proposal,no specific tenant signage can be proposed at this time. A separate sign permit will be submitted for all tenant signage prior to installation. (b.) The wall signage will be parallel to the building face. (c.)Approval of 50%additional allowable are is requested subject to future approval of specific tenant signage proposals. (3.) Directional signs are not anticipated at this time. (4.)Temporary signs for leasing, construction and future tenants will comply with 18.780.090 and 18.780.100. (5.), (6.), (7.) Lawn signs, special condition, and additional signs are not anticipated at this time. Freestanding signs will not be placed in L-1 landscape areas per 18.620.050.4. 18.620.060 Entry Portals Entry portals are provided as part of existing approved conditions per 18.620.060. 18.620.070 Landscaping and Screening (1.) L-1 and L-2 landscaping is proposed for frontage/parking lot area of the site (see site and landscaping plans). Shrubs and tree types selected will provide the required screening and coverage within time frames specified. Per the buffer matrix (table 18.745.1 and 18.745.2) lawn/living ground cover is required and will be provided. Since 67th Avenue is vacated, local service street standards would apply. 18.620.080 Street and Accessway Standards SW 67th Avenue is the frontage street for this property and it is a vacated street approved prior by city ordinance. The street and accessways are provided as part of this existing approved condition 18.620.080. Chapter 18.705 Access,Egress and Circulation The proposed development will have vehicular access and egress connecting to SW 67th Avenue, (vacated street). Walkways extending from the building entrance to the public right-of-way are not possible and a variance to this requirement is requested. The access to the site/parking is adequate and will NOT create hazardous conditions for vehicles or pedestrians. One driveway with 24 feet of paving with curbs is required and provided per 18.705.3. Vehicular access is provided within 50 feet of the ground floor entrances. Walkways are provided on the front of the building providing direct access from the parking to the entry. At the pre-application conference it was discussed that since 67th Avenue is a vacated street, it is not practical to provide access to the public street which is 68th Avenue (west side), or Hampton Street(south side). Per our discussion,we have looked at connecting this property to the adjacent property across the existing water quality facility. While this would be possible there would still be a parking lot crossing on the adjacent property. Therefore we respectfully request a modification to 18.705.030 or a waiver or variance(See enclosed site plan—sheet Al). Special setback are provided on the north side of the property via a new 10 foot wide easement for utilities and building setback(allowing windows on the north side of the new building for compliance with 18.730(See enclosed site plan—A1). Chapter 18.725 Environmental Performance Standards The proposed development will not generate unusual or excessive noise, visible emissions, vibrations, odors, glare, heat, insects or rodents for this type of commercial office use. All applicable city, state and federal standards will be met. Chapter 18.745 Landscaping and Screening Standards The proposed development provides for new landscaping at the street frontage/parking, side yard and rear yard areas. Street tree, shrubs and ground cover will be installed per 18.745 and as approved on construction drawings (refer also to landscape plan). Buffering and screening is provided as shown on landscape plan and outlined in this narrative under chapter 18.620. The buffer has been used for compliance. Chapter 18.755 Mixed Solid Waste and Recycle Storage The proposed development will share the waste and recycling facilities with the adjacent property to the north(same owner)based on franchised hauler review and sign off (alternate method of compliance#4) per 18.755.040(A4)and (F). The existing facility location, design and access standards have been approved through prior development and construction review of the adjacent project. Documentation from the franchised hauler for review and approval will be provided as part of this development review process. Chapter 18.765 Off Street Parking and Loading The proposed development provides off street parking for the public per 18.765 as shown on the drawings. Carpool/Vanpool parking is not required or provided(parking less than 20 spaces). Disabled parking is provided per city and UBC standards. DEQ review is not required(less than 250 spaces and no parking structure). The access drive is 24 feet wide with asphalt surface and curbs. Pedestrian access is provided from the parking to the building entrance. Landscaping of the parking is provided per 18.745. The parking lot will be asphalt and include parking space striping, wheel stops and curbing. Drainage is provided per civil plans. Lighting is provided on the building façade and existing street lights on 67th Avenue. Signage will be provided for disabled spaces. There are (7)total spaces required and provided(including(1)disabled space and(3) compact spaces). Parking space dimensions as shown on drawings comply with 18.765.040 (NI a-d.)and 18.765.1 / 18.765.2. Bicycle parking is provided within 50 feet of primary entrance, away from vehicle aisles, landscaping and will be visible from building and street. Bicycle parking is covered and will utilize standard pre- manufactured racks, clearances, signage, paving as required by 18.765.050. Bicycle parking for(2) is required and provided. Vehicle parking for(7) is required and provided. Off-street loading is not required or provided. Chapter 18.790 Tree Removal The proposed development does not include any tree removal. Chapter 18.795 Visual Clearance Areas The proposed development has safe and adequate visual clearances. There are no unauthorized obstructions of topographic features. The approved existing street system provides visual clearance areas per 18.795. Chapter 18.810 Street and Utility Improvements The proposed development abuts SW 67th Avenue (vacated street) and will provide improvements at the abutting line where new access,parking, landscaping and utilities meet the existing street. The new curbs and driveway approach will be constructed to city standards with approval of construction documents under separate submittal. The required traffic report has been submitted as part of this application process. The existing lot frontage exceeds 25 feet per 18.810.060.B. The existing frontage street(SW 67th Avenue—vacated)does not have public sidewalks and thus not possible to connect with on the site pedestrian access. A variance is requested as part of this application to address this condition. Sanitary and storm sewer systems will be provided on-site with connection to public facilities per 18.810.090 and 18.810.100 based on the submittal civil drawings and final construction documents to be approved by the city engineer. Bikeway pathways are provided in the existing approved street system. Underground utilities will be provided per 18.810.120 based on submittal civil drawings and final construction documents to be approved by the city engineer. Required bonding, installation standards, plan check,notices, inspections and certifications will be provided per 18.810. End of Narrative DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS IMPACT STUDY Spectrum Development Office Building 12705 SW 67th Avenue Tigard, Oregon SDR 2003-00011 The proposed development will provide all of the necessary improvements to meet city standards of public improvements and services. Further, impact from this project will be minimal to the public at large, public facility systems and affected private property users per 18.390.040(2e). Transportation System The existing street and transportation system is well established per the Tigard Triangle street plan 18.620.1 and 18.620-12, 13, 14, 15, 16, 17, 18, 19 and 20. The project is an infill use which replaces an existing single family residence with a small commercial office building to match adjacent uses. The property fronts onto SW 6th avenue which has been vacated to provide local access to adjoining properties and reduce congestion on the minor collector streets. 67th avenue is improved at this location and the proposed improvements are minimum. A new driveway will be installed with adjoining parking and curbs per city standards. The Civil drawings submitted will be reviewed by the city for compliance prior to construction. There will be no interruption to the daily traffic flow on 67th and impact to public facilities will be minimal. Existing bikeways and pedestrian circulation systems will remain unchanged. Parks System The proposed development will have no impact on the existing or proposed parks system. Drainage System The storm drainage system in 67th avenue is well established and will adequately handle the new development. There is an existing catch basin directly across from the proposed new driveway which will easily provide surface storm collection from the abutting edge of property improvements. Existing grades and drainage flow patterns 322 NW 5th Avenue Portland, Oregon 97209 • (503) 226-6785 • Fax (503) 224-2311 • r • will remain unchanged. All other storm drainage is managed on-site civil plans to be approved by City. The existing water quality facility(private)to the north was previously oversized to handle 100% hard surface coverage of the subject site for possible parking expansion. The proposed development includes only partial lot coverage and storm quality has been designed to tie into and supplement the existing facility impact to public systems will be manual. Water System The subject property has an existing 3/4 inch water meter from the demolished single family residence which will be retained for landscape irrigation. A new 3/4 inch water meter is proposed to handle the minimum domestic needs of a 2400 s.f, office use building the existing water system is adequate to handle these needs and the impact will be minimal. Sewer System The proposed development will provide a new sanitary lateral from the main in 67th avenue and final sizing calculations and construction specifications will be submitted by civil to city for approval prior to construction. The impact of the proposed improvements will be minimal to public facilities and systems. Noise The proposed office use will have minimal impact to existing noise generated by surrounding properties and similar uses. All City, State and Federal requirements will govern noise levels allowed. The project design provides for noise mitigating features such as privacy landscape walls, entry portico, door orientations, high performance glass and sound deadening wall materials (brick). END OF IMPACT STUDY • rti) DAVID BISSETT & ASSOCIATES ARCHITECTURE - PLANNING • INTERIORS WRITTEN SUMMARY OF PROPOSAL March 10, 2003 PROPOSED OFFICE BUILDING 12705 SW 67th Avenue Tigard, Oregon 97223 This project consists site improvements of a 50' x 130' (6500 s.f.) lot in the MUE Zone District. An existing single family house and garage will be demolished. Access will come from the existing vacated street (67th avenue). Nine on-site parking spaces will be provided including one ADA space with accessible access to the building. There is no public sidewalk on 67th avenue so public access from building and site is not applicable. Landscaping, bike parking and water quality will be provided. Trash and recycling will be kept inside the building and/or shared with the adjacent property (same owner). An easement on the north side of the property is proposed. The building will be used for general office purposes and may be leased for one or more tenants. Approximately 2250 s.f on one level is proposed with colors and materials to compliment the existing brick buildings on the adjacent property to the north (same owner). 322 NV 5th Avenue Portland, Oregon 97209 (503) 226-6785 • Fax (503) 224-2311 LANCASTER engineering July 2, 2003 David Bissett David Bissett & Associates 322 NW 5th Avenue Portland, OR 97209 RE: Spectrum 67h Avenue - Trip Generation/Distribution report Dear David: This letter is written to provide trip generation estimates, trip distribution patterns, and trip assignments for the proposed Spectrum 67th Avenue development in Tigard, Oregon. The proposed site is expected for development into 2,250 square feet of office space. The site is located on the west side of 67th Avenue north of Hampton Street. As required by the City of Tigard, the trip generation, trip distribution, and trip as- signment calculations are performed at the intersections of Dartmouth Street/72nd Avenue and Dartmouth Street/68th Avenue. To estimate the number of trips that will be generated by the proposed Spectrum 67th Avenue development, trip rates from the manual Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used for the proposed development are from land-use code 710, General Office Building. The trip generation rates are all based on the gross floor area expected for the proposed development. It is estimated that a total of 4 trips, with 4 entering and 0 exiting, will be generated by the proposed development during the morning peak hour. An estimated total of 3 trips, with 1 entering and 2 exiting, will occur during the evening peak hour. The expected additional daily traffic volume is 24 trips, with half entering and half exiting the site. A summary of the trip generation calculations is shown in the following table. The trip generation calculations are in- cluded in the appendix to this report. Union Station, Suite 206•800 NW 6th Avenue•Portland,OR 97209•Phone 503.248.0313•Fax 503.248.9251 David Bissett July 2, 2003 Page 2 of 2 TRIP GENERATION SUMMARY Entering Exiting Total Trips Trips Trips General Office Building AM Peak Hour 4 0 4 PM Peak Hour 1 2 3 Weekday 12 12 24 The distribution for the proposed Spectrum 67th Avenue development was based upon the existing travel patterns within the Tigard Triangle area and the proximity of the proposed site to Interstate 5, Highway 217, and Highway 99W. A figure showing the trip distribution for the proposed site is included in the appendix of this report. Figures showing the trip assignment at the intersections of Dartmouth Street/72' Ave- nue and Dartmouth Street/68th Avenue during the morning and evening peak hours are also in- cluded in the appendix to this report. If you have any questions regarding this information, please don't hesitate to call. Yours truly, Geoffrey A. Jud 4(4#7/47- 71 . Senior Transportation Analyst Attachments: Technical Appendix ��Ep PROFFS Q� GIN��s/Or eldne OREGON T4*G�yg,2�� -0 E. MO�\" EXPIRES: 12 /3,/race I APPENDIX TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1,000 Sq Ft Gross Floor Area Variable Value: 2.25 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution Trip Ends 4 0 4 Trip Ends 1 2 3 WEEKDAY SUNDAY Trip Rate: 11.01 Trip Rate: 0.98 Enter Exit Total Enter Exit Total Directional Directional 50% 50% 50% 50% Distribution Distribution Trip Ends 12 12 24 Trip Ends 1 1 2 Source:TRIP GENERATION,Sixth Edition 99 -••■ 7 �P44 A Q --3 A HAINES ST c V N N 1 BAYLOR ST r- DARTA.1OUTH Sr P:-.. LI w Q Illif HERMOSO WY y JJ, r BEVELAND RD GONZAGA ST LLJ -I- L Q oA HAMPTON ST -U) in Z '"414 .1 i `,., No Scale \ P SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - AM & PM Peak Hours Spectrum.dwg -APPENDIX- 9911 , w Q HAINES ST c N N BAYLOR 111 DARTA4OUT,y sr I iv W t0 w 000 1 HERMOSO WY oo <-/NI/ O J 0 0i- �ITI� 0, 000 BEVELAND RD 0�. yti GONZAGA ST to t 0 a.,,� HAMPTON ST co O.-O -0 w (�.l .y .C1 z o'' <1Tr� p o00 111\ / is 41 \, ,,,,, No Scale \ I le SITE TRIPS Site Trips - AM Peak Hour Spectrum.dwg -APPENDIX- .1% 7 cP -( " N c HAINES ST c N n BAYLOR ST DARrMOurH sr _ w N Q 1r t0 000 <-0 HERMOSO WY CO y 0 -5- (4)i O, 00o f 0 c, BEVELAND RD GONZAGA ST C 111 --j p HAMPTON ST (n v) 000 0 • cc tJ�.y .F° z 0'' iTr--> D-� oo" 0� 40 `11411111 Irkir No Scale I SITE TRIPS Site Trips - PM Peak Hour Spectrum.dwg -APPENDIX- 3tor ,vtA/ o±er Avicttjsi's • fi D L DESIGN, INC. Preliminary Drainage Report for Spectrum/SW 67th Avenue Tigard, Oregon Prepared for: Spectrum Development Attn: Kurt Dalbey 25115 SW Parkway Ave Bldg. A, Suite C Wilsonville, OR 97070 Prepared By: DL Design, Inc. 9045 SW Barbur Blvd., Suite 101 Portland, Oregon 97219 '10 PROPS v� G1Na /p 4 52321 d4' f, OREGON tiU DUG ' EXPIRES 12-31-2004 June 19,2003 BIS11 9045 SW Barhnr Boulevard. Suite 101 • Portland. Oreeon 97219 ♦ Phone: 503.225.1679 ♦ Fax: 503.525.9266 PROJECT OVERVIEW The 0.15-acre commercial development is located at 12705 SW 67th Avenue in Tigard. The site can be found in tax map 25101AD and has a tax lot number 1000(See Figure 1). EXISTING CONDITIONS The site has a topographic gradient to the west with an average slope of 1.5%. A map of the existing property is provided in Figure 2. The site is currently has approximately 3,448 sq. ft of impervious surface that includes a house, a garage, asphalt pavement. Runoff on this site is currently draining to west of the property. The Soil Survey of Washington County identifies the site soil as Woodburn silt loam and is classified as Hydrologic Soil Group C. The soil has slow permeability,the Woodburn silt is moderately well drained. The runoff for the soil is described as being slow, and the hazard for erosion is slight. Soil information from the Soil Survey is contained in Appendix B. PROPOSED DRAINAGE Stormwater runoff for the development will be managed as described below. Figure 3 is included for reference, which shows the proposed storm system improvements, as well as the development's building,parking and landscaped area. • Roof runoff from the roof will be conveyed by a storm lateral and connected to the catch basin storm filter. • Runoff from the parking lot will be collected and treated by catch basin storm filter at the low point prior to discharging into the existing 24-inch storm main in SW 67th Avenue. HYDROLOGIC ANALYSIS Hydrologic analyses for the site have been completed according to the Santa Barbara Unit Hydrograph(SBUH)method, with modeling by the WaterWorks computer program. This program enables the user to develop runoff hydrographs. Analysis calculations, supporting information, and computer output are contained in Appendix A. Impervious and Pervious Surface Areas The site covers 0.15 acre. The impervious and pervious areas for the pre-development were estimated from field visit. For the post development actual roof,pavement, and landscaped areas were used. The areas used for the analyses are summarized in Table 1. The net increase of new impervious area is approximately 2500 sq. ft. and is less than 5,000 sq. ft., therefore detention is not required(per City of Tigard). Preliminary Drainage Report DAK01 Dakar Car Lot Page 1 06/21/03 Curve Numbers Curve numbers used for the analyses are based on characterization of the site's soils as primarily Type C soils (as described above). The curve numbers represent values appropriate for wet antecedent moisture conditions, which is typical of the wet-weather conditions for the area. Curve numbers of 80 and 98 were used for pervious and impervious, respectively. Time of Concentration The pre-and post-development times of concentrations are summarized below. Calculations are presented in Appendix A. Impervious and Pervious Areas Existing Site Developed Site Area Description Area(acre) CN Area(acre)> CN Pervious Surface 0.07 80 0.01 80 Impervious Surface 0.08 98 0.14 98 Time of Concentration 5 minutes 5 minutes WATER QUALITY Design Criteria and Treatment Flow Runoff from the development will be treated in the catch basin stormfilter onsite. In accordance with the requirements of Cleanwater Services,the peak treatment flow is generated from 100%runoff from a basin's impervious area for 0.36 inches of rain falling in a 4-hour period. To simplify water quality design, all impervious areas were used to size the catch basin stormfilter. One cartridge can treat up to 0.033 cfs and this site has a flow of 0.0011 cfs therefore one cartridge is more than adequate. Analysis Parameter Value Precipitation 0.36 inches Duration 4 hours Impervious Area 0.14 acres Water Quality Volume 183 cf Water Quality Flow 0.0011 cfs Preliminary Drainage Report DAK01 Dakar Car Lot Page 2 06/21/03 + C T. ft y.. 7 5 r, fr0.. , •4:76 •' ^v^"70.0.0 0 o Oro 0 0< L- ? R.y..ox x x z <: �vri • ICJ< o. `fix _ , # °� 4•51., aC W W 62nd 4 r _ Y ,� 1• T .aL. r � 5 OC .,44.21"°•O.OUA:Ao ,1-+k<-<<x x x xY✓YVV' '' .:." Z / ':-?PY>;OA"A:O�P:070".CV}M�.D"A" noxx%x.'X x�x�x x.r,.x N...x xT r. q;�tl5gw�eyy,NlS Spxvr Sa.t aa7itn.•r_:<w-^'�u .J Q ri� ` (n m ut 000.00-O:O0 a1� ... � ��.. .. ..�:V :.�• 11 [. > O . . . , I- _X ��_'''��.cc'''""".. . . . , Z.: ,, _14,, %v p}� 0 CD r ■a%lk \b.r_ o o.cI 3 F -- _.... - x, K ''';:,,y...6-tnsk: k n )1k141%Lo x ; �° x x I I 1 441111110 / \ I I / \ -1I SW 67TH AVE. 1.10, (PRIVATE) /� �� 10 52.50 W - - - - -- 0 �/ - - - - -- --- -CES - - - - SEX. 24- SD MA I N(PU SO SD SD SD IC) \ so . �' SD --...--__7 E.O.P. (TYP) REMOVE EX. CURB TX. SAN. MAIN SS SS SS SS {�`�"�) SS EX. WATER (TVWD) �l W W W W W W W w .. CURB(TYP) - !1 1'EX. 12 WATER I TY OF T 1 GARD) 1 W ,-,-,1 W W 1 I I 1 (� EX. AC Ihl I'.,' -_'_"'.3 '^�..._ ___I/ "'` DRIVEWAY T _ - -,► --+r --11 _I _ _ _ _ _ _fi - - I_II_ ---~39 1 L _ .11 EX WATER SERV 1 I I N --- --J I SHALL BE PROTECTED I r I EX, WM(APPROX. 1 EX. SANITARY LATERAL I LOCATION) 1 MALL BE PRO CTED ff. LATERAL r 1 i (APPROX. LOCAT ION) 1 EX. RETAINING t I S REMOVE EX. AC WALL(TIP) y^ DRIVEWAY r REMOVE EX. HOUSE C EX. HOUSE I 1 112 L - I __ !EXISTING I I--98 LOT PARKING I 1�.agC�JCi LOT I I , ' I I II L _1 li 11 I ' II _1 1 ,I I {` II ��' �. 1 ! I 1 I I ....b ` f � j REMOVE EX. GARAGE 0 EX GARAGE --II I 1 1 1 _-� _ _ - -_ _- _J1 _ _ _ _ A-7401rer z .4' a I I I t I / 1 II ®�� II it II $t4LE: 1-10• 0 3?.S0 10 CB '" SD SOrs''....„SD e SD I \\... I PRIOR TO CONNECTING TO EX. STORM MAIN. CONTRACTOR SHALL VERIFY — EX. SD SIZE AND I E I`----- 54.5 LF 10' PVC MIN. 5-0.01 �� S S CS OS I W W W ��..� W W— It —.-- r., W W W — W 7GARD) 1 RELOCATE EX. WM. o #T L,.-CONNECT.12 EXTEND SERVICE LINE c c -) '- RIM 98.18 IN STORM FILTER AIM -=_� I I EMUS., IE 94.88 10"OUT(E) NEFF IE 95.18 4` IN(W) i� IE 95.18 TO DEPTH LIMITATION, CONTRACTOR 20X. I I SHALL POT HOLE EX. WATER AND SANITARY ON.) PRIOR TO ORDERING THIS FACILITY) RAL ON) CONNECT TO EX. SAN. LATERAL W/FERNCO COUPLING&EXTEND 5.0.02(MIN) t (So 2 1 2 ;` s 4 5 g I c=-7 L = \lk = = = = = = EXbTl/3 PARKNO TRASH LOT • - 43.0 LF 4' SD Iii LATERAL i MIN. S•O.02 FF 100.30 j PROPOSED � BUILDING I STORY 1 1 - JL 98 Ff6v'es s • • Appendix A Calculations & Supporting Information Fe// .,P.__os v _....T__-,per = /e 7-p /9.2E! 7 5 Di/5- L -- TO7.--94_ 6 - G Sa 7 O, C _.a_J ►tip A-Re,1-= 0./4e. c - efe"-c = 0, 06gc = -z e1 e'A • 3 7- 475 0 -0414 -6v of. CI airor,741/15-707/44-an-, -*-zuror --digra/zt-24./ 12 Z7" =rne) 0,7/a/ a-4140 .0•0-Wenir-W4) opp r-)7r 75? -Wet FS/ .'-'0.2r-Otie/dir Pf fh 26, A PIO fORZLiee",/,-3-7610 49a - Appendix B Soils Information 1 420 000 FEET 45C q • ; )i 1.j / to �,>n � i (27 r 45A �! 26: , .J r/ • -die • l /�� i t. r ' / 1 t ':t, ¢�} >�!;' '` \ t ry 1. } .� 1•�'- �'�O''� i 'a 113 r ._r ... �+ r -"� c - ' • - .19C• �'- w i/ !! it - : !, �, S I �� ; 1 { 1`A / / .5. ' . .i-. t ..r•.' ..4t - • /// .vr M1 x b ', tip. r _ rr,.:.".'• ' �- a .■ •r _ • • • • ', 45C s i ti a •7 ," _fib .t, ! C ",,,,4, ••4solfr•.. i+ • , - f iq;•• - ii - r -1�' •v r 'r < • ''i'�. - rr •• Y`t t, , • • - ' I • 11• 1 • 37: 30 Mile 5000 Feet 48 SOIL SURVEY medium acid (pH 5.6) ; gradual, smooth Aloha, Amity, Willamette, Helvetia, and Dayton soils, boundary. 0 to 7 inches thick. which occupy as much as 15 percent of this mapping B21t-16 to 26 inches, dark-brown (10YR 4/3) unit. silty clay loam, light yellowish brown Runoff is slow, and the hazard of erosion is slight. (10YR 6/4) dry; moderate, fine, and C a i i y uni e-2; wildlife group 2. very fine, subangular blocky structure; 45C—Woodburn silt loam, 7 to 12 percent slopes. I hard, firm, slightly sticky and plastic; This soil is moderately sloping. many fine roots; many, very fine, tubular Included with this soil in mapping were areas of pores; thick clay films on peds and in Aloha, Amity, Willamette, Helvetia, and Dayton soils, pores; medium acid (pH 5.8) ; clear, which occupy as much as 15 percent of this mapping smooth boundary. 7 to 10 inches thick. unit. B22t-26 to 31 inches, dark-brown (10YR 4/3) Runoff is medium, and the hazard of erosion is mod- silty clay loam, pale brown (10YR 6/3) erate. Capability unit IIe-2; wildlife group 2. dry; common fine, distinct, dark grayish- 45D—Woodburn silt loam, 12 to 20 percent slopes. brown (10YR 4/2) and grayish-brown This moderately steep soil is along terrace escarp- (2.5YR 5/2) mottles; weak, medium, ments. and fine, subangular blocky structure; Included with this soil in mapping were areas of hard, firm, slightly sticky and plastic; Aloha, Amity, Willamette, Helvetia, and Dayton soils, few fine roots; many, fine and very fine, which occupy as much as 15 percent of this mapping tubular pores; common thick clay films unit. in pores and on peds; few, fine, black Runoff is medium, and the hazard of erosion is mod- manganese stains; medium acid (pH erate. Capability unit IIIe-5; wildlife group 2. 6.0) ; gradual, smooth boundary. 4 to 10 inches thick. Xerochrepts and Haploxerolls,very steep B3-31 to 41 inches, dark grayish-brown (10YR 4/3) silty clay loam, pale brown (10YR 46F—Xerochrepts and Haploxerolls,very steep. This 6/3) dry; common, fine, distinct, dark undifferentiated group is about 45 percent Xerochrepts grayish-brown (10YR 4/2) and grayish- and about 45 percent Haploxerolls. It occurs as steep brown (2.5YR 5/2) mottles; weak, me- to very steep escarpments along the small streams that dium and fine, subangular blocky have cut deeply into the valley terraces and where the structure;, hard, firm, slightly sticky and terraces meet the bottom lands and flood plains along slightly plastic; few fine and medium . major streams and rivers.These soils are well drained, roots; common, fine and very fine,tubular They formed in a mixture of silt, sand, and an accumu- pores; few thick clay films in larger lation of material that has moved downslope. The short pores; medium acid (pH 6.0) ; gradual, slopes range from 20 to 60 percent. Elevation is 50 to smooth boundary. 0 to 12 inches thick. 450 feet. 'Vegetation is Douglas-fir, Oregon white oak, C-41 to 60 inches, dark grayish-brown (10YR shrubs, forbs, and grasses. The average annual precipi- 4/2) silt loam, light brownish gray tation is 40 to 60 inches, average annual air tempera- (10YR 6/2) dry;many, distinct, grayish- ture is 50° to 54° F, and the frost-free period is 165 brown (2.5YR 5/2), dark grayish-brown to 210 days. (10YR 4/3), and dark yellowish-brown Included in mapping were areas of Hillsboro, (10YR 4/4) mottles; massive; hard, Quatama, Willamette, and Woodburn soils, which firm, slightly sticky and slightly plastic; make up as much as 15 percent of this mapping unit. few fine roots; very few, fine, tubular Small seep spots and wet-season springs are also in- pores; medium acid (pH 6.0). eluded. The A horizon has moist value of 2 or 3, chroma of Permeability is moderate to moderately slow. Avail- 2 or 3,and hue of 10YR. Dry value is 4 or 5, and chroma able water capacity is 10 to 12 inches. Water-supplying is 2 or 3. Between depths of 10 and 20 inches, moist capacity is 22 to 26 inches. Effective rooting depth is value and chroma range to 4. Distinct mottles are more than 60 inches. within a depth of 30 inches. The B2 horizon ranges Runoff is rapid, and the hazard of erosion is severe. from heavy silt loam to silty clay loam. Horizons below These soils are used for pasture, recreation, home- a depth of 30 inches are firm to very firm and are brit- sites, and wildlife habitat. Capability unit VIe; wild- tle. The solum is slightly acid to medium acid. life group 2. 45A—Woodburn silt loam, 0 to 3 percent slopes. This nearly level soil has the profile described as repre- Xerochrepts-Rock outcrop complex sentative of the series. Included with this soil in mapping were areas of 47D—Xerochrepts-Rock outcrop complex. This corn- Aloha, Amity, Willamette, Helvetia, and Dayton soils, plex is about 50 percent Xerochrepts and 30 percent which occupy as much as 15 percent of this mapping Rock outcrop. It occurs in irregularly shaped areas unit. southeast of Sherwood and is composed of shallow and Runoff is slow, and the hazard of erosion is slight. very shallow soils and barren exposures of basalt bed- Ca.. ,ility unit IIw-1; wildlife group 2. rock. Slope is 5 to 30 percent. The Xerochrepts formed 45 : Woodburn silt loam, 3 to 7 percent slopes. in a mixture of silt and sand too variable to map. Vege- This soil is gently sloping. tation is low shrubs, Oregon white oak, Douglas-fir, Included with this soil in mapping were areas of grasses, and forbs. The average annual precipitation is t 1 i 122 SOIL SURVEY TABLE 13.-Soil and'4, Hydro- Flooding Soil name and logic map symbol group Frequency Duration Months Klickitat: 25E, 25F, 25G B None - -------- ----- -- --- - ----- --- -- Knappa: ----- --- ----------- ------------------------ _. 26 B None Labish: 47 _ _ D Frequent Very long Dec-Apr 'p x Laurelwood: ~' 288, 28C, 28D, 28E, 29E, 29F B None McBee: 30 B Frequent Brief Nov-May Melbourne: 318, 310, 310, 31 E, 31F B None Melby: 32C, 32D, 32E, 33E, 33F, 33G C None Olyic: 340, 34D, 34E, 35E, 35F, 35G B None Pervina: 36C, 36D, 36E, 36F C None Quatama: , 37A, 37B, 37C, 37D r C None Saum: 388, 38C, 38D, 38E, 38F C None Tolke: 39E, 39F B None Udifluvents: 40 B Frequent Very brief Nov-Apr Verboort: 42 D Frequent Brief Dec-Apr Wapato: 43 D Frequent Brief Dec-Apr Willamette: 44A, 448, 44C, 44D B None >Woodbur 45A, 5 , 45C, 45D f c I None Xerochrepts: 1 46F: Xerochrepts part B None Haploxerolls part C None 147D: Xerochrepts part D None Rock outcrop part. 1 This mapping unit is made up of two or more dominant kinds of soil. See mapping unit description for the composition and behavior of the whole mapping unit. WASHINGTON COUNTY, OREGON 123 1 alter features—COntinued a High water table Bedrock 4' Depth Kind Months Depth Hardness 4 Ft In >6.0 -------------------------------- - 40-50 Hard. >6.0 60 0-1.0 Perched Dec—Apr __________________ >6.0 - >60 2.0-3.0 Apparent Nov—Apr >60 1 >6.0 >60 iv ■ >6.0 40-60 Rippable. >6.0 40-60 Hard. >6.0 >60 Rippable. 2.0-3.0 Perched Dec—Apr >60 >6.0 40-60 Hard. >6.0 >60 0-6.0 Apparent Nov—Apr >60 0-2.0 Perched Dec—Apr >60 1 0-1.0 Apparent Dec—Apr >60 I r >6.0 >60 2.0-3.0 Perched Dec—Apr >60 f 3.0-4.0 Perched Dec—Apr >60 3.0-4.0 Perched Dec—Mar >60 4 >6.0 ------------ 0-15 Hard. • ■ F:) DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS GRADING IMPACT STATEMENT The proposed development includes some grade differential on the north and west sides primarily(2-3 feet). The existing water quality facility on the adjoining north side utilizes a concrete keystone wall system the proposed parking will retain this wall and related existing grades. The north side of the new building will have a concrete retaining wall adjoining the keystone wall to support the building at that edge and maintain existing grades. The condition on the west side will be similar but there is less grade differential. The new building perimeter will be retained to maintain existing adjacent grades for minimum impact to adjacent properties. Refer to civil and architectural drawing notes. END OF GRADING STATEMENT 322 NW 5th Avenue • Portland, Oregon 97209 • (503) 226-6785 • Fax (503) 224-2311 ;. ALLIAIP CITY OF TIOARD Community cDeve(opment Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 3/12/2004 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00011 Type II Land Use Application FILE TITLE: CUTSHALL OFFICE BUILDING APPLICANT: David A. Bissett OWNER: Equity Group Fund One, LLC 322 NW 5th Avenue, #301 PO Box 3440 Portland, OR 97209 Wilsonville, OR 97070 REQUEST: The applicant is requesting Site Development Review approval to develop a 6,500 square foot parcel with a 2,250 square foot office building and parking with access to SW Franklin Street to the north and SW Hampton Street to the south. LOCATION: 12705 SW 67th Avenue; WCTM 2S101AD, Tax Lot 1000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: NOVEMBER 25, 2003 DATE COMMENTS ARE DUE: DECEMBER 9, 2003 ❑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: DECEMBER 18, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® IMPACT STUDY ® SITE PLAN ® GEOTECH REPORT ® TRAFFIC IMPACT STUDY ® NARRATIVE ❑ TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheideqqer, Associate Planner (503) 639-4171, Ext. 2437 LAND USE APPLJetrION D teect: �CC-3 -e1/ COMPLETENESS REVIEW COMPLETE ` , COMPLETE STANDARD INFORMATION: Deed/Title/Proof Of Ownership Neighborhood Mtg. Affidavits, Minutes, List Of Attendees .til Impact Study (18.390) N, USA Service Provider Letter Construction Cost Estimate ❑ _-_ _# Sets Of Application Materials/Plans Nt Pre-Application Conference Notes Il Envelopes With Postage (Verify Count) PROJECT STATISTICS: ❑ Building Footprint Size ❑ % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan ❑ Lighting Plan TREE PLAN/MITIGATION PLAN: ❑ ❑ ❑ - ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.165(Off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.175(Sensitive Lands Renew) ❑ 18.350(Planned Development) ❑ 18.705(Access/Egress/Grculaoon) ❑ 18.180(Signs) ❑ 18.360(Site Development Review) ❑ 18.110(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) ❑ 18.715(Density Computations) ❑ 18.190(Tree Removal) ❑ 1 8.380(Zoning Nap/Text Amendments) ❑ 18.720(Design Compatibility Standards) ❑ 18.195(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑ 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) ❑ 18.390(Derision Making Procedures/Impact Study) ❑ 1 8.130(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(lot Line Adjustments) ❑ 18.140(Historic Overlay) ❑ 18.810(Street A Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(landscaping&Screening Standards) ❑ 18.510(Residential Toning District) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Toning Districts) ❑ 18.755(nixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.160(Nonconforming Situations) ADDITIONAL ITEMS: I:lcurpin\mastersVevised\iand use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: Spectrum Building COMPLETENESS CHECKLIST Date: 9/19/03 GRADING ® Existing and proposed contours shown. Existing contours and proposed spot grades shown. ❑ Are there grading impacts on adjacent parcels? Cannot tell from grades provided. ❑ Adjacent parcel grades shown. Not shown ❑ Geotech study submitted? NA STREET ISSUES ® Right-of-way clearly shown. 67`"Avenue is a private street ❑ Centerline of street(s) clearly shown. NA ® 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 and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? NA WATER ISSUES ® Existing/proposed lines w/sizes noted? Sizes not shown ❑ Existing/proposed fire hydrants shown? NA ® Proposed meter location and size shown? Proposing to use existing meter-size not shown. ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Not provided provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? , Calculations for basin not provided ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? NA The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 9/19/03 REVISED: 09/19/03 Uy/JU/6UUJ r A.A 0110004 Vlby 11KdIU LJ . UU1 . FILE September 24, 2003 ii CITY OF TIGARD David A. Bissett OREGON 322 NW 5th Ave. #301 Portland, OR 97209 RE: Notice of Incomplete Submittal/SDR2003-00011 Dear Mr. Bissett: The City received your request for Site Development Review (SDR) approval for the above- referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please submit the following information in order for staff to begin your review: 1. Address all applicable criteria of the Tigard Development Code. The narrative submitted addresses entire chapters with one answer. Each section of the applicable chapters of the development code has specific criteria that need to be addressed. 2. Submit a check in the amount of $238.50 for a variance to the walkway standards of 18.705 of the Tigard Development Code. Your narrative requests a variance to the walkway standards. However, no fees for the additional decision have been paid, and the variance criteria have not been addressed. 3. Submit information addressing potential grading impacts to adjacent parcels. 4. Submit information regarding size of water meter to be used. 5. Submit information regarding existing/proposed water lines with sizes noted. 6. Provide preliminary sizing calculations for water quality/detention. 7. Submit calculations for storm water basin. 8. Submit Impact Study. The Impact Study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 09/30/2003 13:36 FAX 5036847297 City or Tigard 1 002 9. Submit a copy of mailing list. You are required to provide a copy of your mailing list that was generated by the City of Tigard in order for Staff to verify addresses of the required envelopes. If the mailing list in more than 3 months old, you will be required to have a second list generated by the City. 10. Submit project cost estimate. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, c � at ew S. eidegger Associate Planner is lcurpin lmathewlsdr\SDR2003-00011.acc c: SDR2003-00011 Land use file PUBLIC FACILITY PLAN Project: Spectrum Building COMPLETENESS CHECKLIST Date: 9119/03 GRADING • Existing and proposed contours shown. Existing contours and proposed spot grades shown. 540W Oid 3#11-(E PLito ❑ Are there grading impacts on adjacent parcels? Cannot tell from grades provided. ❑ Adjacent parcel grades shown. Not shown ❑ Geotech study submitted? _ NA STREET ISSUES • Right-of-way clearly shown. 67`°Avenue is a private street ❑ Centerline of street(s) clearly shown. NA ® 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 and/or Access Report ® Street grades compliant? Z Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? NA WATER ISSUES ® Existing/proposed lines w/ sizes noted? Sizes not shown ❑ Existing/proposed fire hydrants shown? NA ® Proposed meter location and size shown? Proposing to use existing meter-size not shown. ❑ Proposed fire protection system shown? _ NA STORM DRAINAGE AND WATER QUALITY ISSUES Z Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention 1 -14-6-t provided provided? De-r: &kg IZEGk ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? I. alcu/ations for basin not provided ® Facility shown outside any wetland buffer? _❑ Storm stubs to adjacent parcels required/shown? NA 51.113 H I T A.DD L 5,=T3 W t T N ESC I gm)CA Pfk-O'Po S£D Ci12hDES S(4-octiN o tJ The submi I is hereby deemed COMPLETE SKEtT By Date:-9119t03 REVISED: 09/19/03 ' l ' l.o " 0 3 I . • DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS MEMORANDUM October 20, 2003 To: Matt Scheidegger/City of Tigard From: David Bissett/DBA RE: Submittal /SDR 2003-00011 Per your request, enclosed are the additional documents and information. 1. Narrative Updated and expanded to address the specific criteria of each chapter of the development code. 2. Variance Fee Payment $238.50 Payment for the variance application fee for the walkway standards of 18.705 (See narrative). 3. Grading Impact Statement Information provided addressing potential grading impacts to adjacent parcels. 4. Water Meter Information provided regarding size of water meter to be used (see civil). 5. Existing/Proposed Water Lines Information provided regarding existing/proposed water lines with sizes noted(see civil). 6. Water Quality/Detention Information provided for preliminary sizing calculation for water quality/detention (see civil). 7. Storm Water Basin Calculations provided for storm water basin(see civil). 322 NW 5th Avenue • Portland, Oregon 97209 • (503) 226.6785 • Fax (503) 224-2311 8. Impact Study Impact study provided to quantify effect of the development on public facilities and services. 9. Mailing List Mailing list provided. 10. Project Cost Estimate Project cost estimate provided. Thank you for your assistance on this project to date. Your help to expedite this application will be greatly appreciated. Sincer-ly, 1 N•IP. I f A. :issett/AI ACA' Cc: File NO0-05-2003 17:23 VENERABLE - BISSETT 503 224 2311 P.01/03 1B DAVID BISSETT&ASSOCIATES AR CHITECTUPE.PLANNING•INTERIOFlg FAX TRANSMITTAL To: Matt Scheid Date: 11.5.2003 Firm: City of Tigard Fax#; (503)684-7297 From: David Bissett it Associates Re: Spectrum 67a' Job#: 03-634 Number of Pages(including this cover sheet) 3 Copies Date Item I Copy 11.5.03 ` Submittal/SDR 2003-00011 Remarks: For your use and reyiew. Thank You! David Bissett 322 NW 5h Ave • Portland,Oregon 97209 • (503)226.6785 • Fax(503)224-2311 NOV-11-2003 09:07 VENERABLE - BISSETT 503 224 2311 P.02/02 • ■ It DAVID BISSE"TT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS Memorandum November 6, 2003 To: Matt Scheideggar From: Dave Bissett RE: SDR 2003-00011 Matt: Per your request today, we are submitting (16) sets of the following information: • Application • Letter of Authorization • Project Description • Access Agreements • Summary of Proposal • Narrative • Grading Impact Statement • Impact Study • Cost Estimate • Drainage Report • Traffic Report • Drawings (Sheets Al,A4,CO, C1.1, C1.2, C2.1, C4.1) As discussed, you have the mailing list and labels. Also,the walkway variance will NOT be required,as our check submitted for$238.50 will be voided. Based on this, we are now complete so that final review and SDR approval can be completed. Please issue me a letter of completeness at your earliest opportunity. Anything you can do to expedite the process at this point will be greatly appreciated. Th. f,u! A .9/ , a atr:isse I • I• / f : v Cc: File 322 NW 5th Avenue • Portland, Oregon 97209 • (503) 226-6785 • Fax (503) 224-2311 TOTAL P.02 1. DAVID BISSETT&ASSOCIATES ARCHITECTURE•PLANNING•INTERIORS TRANSMITTAL To: City of Tigard Date: 11.10.2003 Attn.: Matt Schiedeggar 13125 SW Hall Blvd Tigard, OR 97223 RE: Spectrum 6r Project No: 03-634 We are sending you: Shop drawings _ Prints ! Documents ____ Specifications Catalogs _ Copy of letter _ Tracings _ Change order Copies Date Item 1 Copy 11.10.03 16 Sets of requested documents& drawings for Spectrum 67th SDR 2003-00011 Remarks: For your use and review. Distribution Kurt Dalbey Gary Darling Thank You! David Bissett 322 NW 5th Ave • Portland,Oregon 97209 • (503)226-6785 • Fax(503)224-2311 N00-11-2003 09:06 VENERABLE - BISSETT 503 224 2311 P.01/02 .It • IB DAVID BISSETT&ASSOCIATES ARCHITECTURE.PLANNING INTERIORS FAX TRANSMITTAL To: Matt Sscheideggar Date: 11.11.2003 Firm: City of Tigard Fax#: (503)684-7297 From: David Bissett& Associates Re: SDR 2003-00011 Job#: Number of Pages (including this cover sheet) 2 Copies Date Item I Copy 11.11 A3 Memorandum RE: Documents&Drawings. Remarks: For your ust and review. Thank You! David Bissett 322 NW 5th Ave • Portland,Oregon 97209 • (503)226-6785 • Fax(503)224-2311 CITY OF TIGARD OREGON November 18, 2003 David A. Bissett 322 NW 5th Avenue, #301 Portland, OR 97209 RE: Notice of Complete Submittal/SDR2003-00011 Dear Mr. Bissett: The City has received the information necessary to begin the review of your Site Development application. Staff has, therefore, deemed your application submittal complete as of November 13, 2003 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 5-6 weeks. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, ___iiat/y7,,,A., Mathew Scheidegger Associate Planner i:\curpl n\mathew\sdr\SDR2003-00011.acc.acc c: SDR2003-00011 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild +� CITY OF TIGARD - 41i, 4! PRE-APPLICATION CONFERENCE NOTES or MCI). Shaping:4(Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL HFFP.MG DIE . b3- /s-a 3 SITFAIFFEFFP.: /g51/7/ APPLICANT: ."ssef i ,4se-t AGENT: Phone: (5-63),„ ;),e, — s.ice{ Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: TAX MAP(S)/LOT #(S): :..2Si9,D — 0/en-epb NECESSARY APPLICATIONS: (1s -sffc . v/ �) PROPOSAL DESCRIPTION: - e,,,�/.5 `1 cr,,e,cs7i ..sue _ _ __. ..r.. QY a*5C C t.4-le I - `541 '` ..1' -_�.... `- . / /- COMPREHENSIVE PLAN MAP DESIGNATION: 7//,e_cei (.2.,c 1z f,/ etc ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. �_ c, I MINIMUM LOT SIZE: -- sq. ft. Average Min. lot width: 510 ft. Max. building height: ft. Setbacks: Front ft. Side ! ft. Rear c7 ft. Corner ft. from street. MAXIMUM SITE COVERAGE: '. % Minimum landscaped or natural vegetation area: /S %. E NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting Your application or the application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. LI 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. •I ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: / Minimum access width: Minimum pavement width: <� All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: gl WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) 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. I I SPECIAL SETBACKS (Refer to Code Chapter 18.730) STREETS: feet from the centerline of • LOWER INTENSITY ZONES: feet, along the site's boundary. - FLAG LOT: 10-FOOT SIDE YARD SETBACK. JO SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.01 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; y All actual building setbacks will be at least half (1/2) of the building's height; and • The structure will not abut a residential zoned district. . BUFFERING AND SCREENING (Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON Residential Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18365 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 IP a 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. ❑ 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. [Q,PARKING (Refer to Code Section 18.165.0401 REQUIRED parking for this type of use: l . c_ , 7 if((' Parking SHOWN on preliminary plan(s): / v. -e ;-E SECONDARY USE REQUIRED parking: t? = 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 �.11ICYCLE RACKS Meter to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. (1 SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. n STEEP SLOPES (Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • 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% 1 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 Application/Planning Division Section • Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY 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. (1 SIGNS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. J TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; • Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. 0 MITIGATION [Refer to Code Section 18.790.0601J 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 D If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: 0 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. D 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. At 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. ❑ 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 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(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) 18.705(Access/Egress/Circulation) J� 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) X 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) CK 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) - 18.430(Subdivisions) 'X 18.745(Landscaping&Screening Standards) _c 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) Y 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: S, lc . 'i2' ; �� ,caL, �� r.�L� �� z . . . ,.t . 27 , eL40y !'r C n �w_rT . 4, col rat- /i,.r,c.l1 e• ci/17-1 • nL.p ita./Ys-,,z11 r'v a•�►_ fire, .�w�� 3 ie-er L[CtGf! �? 7ht "'re'71/' . • - t)5 or¢ te e-! Ic�✓a 7J t/�_L� �r�Af 4'rr et.74.Cy ,i eei"77;c576'- -.07.✓:02- .a� :,lx .�.�s Y/�.� .34 cane. ive o�a_..� e`✓T . PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land�yse decisions. An appeal on this matter would be heard by the Tigard ��r� y. �,� . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: "� f• c ? rAr, ------7--- CITY OF GA PLANNING DIVISI - STAFF PIRS04 HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ei.tigard.or.us TITLE 18(CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.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-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES A. ➢ ENGINEERING SECTION < (cm,oft Tigard,Or�on't Shaping Better Community PUBLIC FACILITIES Tax Map(s): 2S101AD Tax lolls): 1000 Use Type: Office The extent of necessary public improvements and dedications which shall be required of the applica will be recommended by City staff and subject to approval by the appropriate authority. There will no final recommendation to the decision making authority on behalf of the City staff until all concern commenting agencies, City staff and the public have had an opportunity to review and comment the application. The following comments are a projection of public improvement related requiremen that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: M SW to feet (NOTE: Site does not have street frontage, but takes access via easement to Hampton Street). SW to feet SW to feet SW to feet Street improvements: street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 Engineering Depanment Section street improvements will be necessary along SW , to include: J feet of pavement J concrete curb storm sewers and other underground utilities -foot concrete sidewalk 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb I I storm sewers and other underground utilities I I -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: I I feet of pavement I I concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees I J street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 Engineering Department Section I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not curren practical, the improvements may be deferred. In such cases, a condition of development approv may be specified which requires the property owner(s) to provide a future improvement guarante The City Engineer will determine the form of this guarantee. The following street improvements m be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lin adjacent to a development to be placed underground or, at the election of the developer, fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lin are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located adjacent to the ea boundary of the site. The proposed development must be connected to a public sanitary sewer. It the developer's responsibility to provide a new lateral to the new building unless there is an existi lateral for the old house that is of sufficient size. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area this site. This service provider should be contacted for information regarding water supply for yo proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-701 provides fire protection services within the City of Tigard. The District should be contacted information regarding the adequacy of circulation systems, the need for fire hydrants, or oth questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 Engineering Department Section All proposed development lin the City shall be designed sucl at storm water runoff is convey • to an approved public drainage system. The applicant will be required to submit a proposed sto drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensu that the proposed system will accommodate runoff from upstream properties when fully developed. 1. There is an existing storm line adjacent to the eastern boundary of the site (in vacated ROW 67th). Provide a new lateral to the site if necessary. 2. Onsite detention will be required if the net increase in impervious area exceeds 5,000 sf. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by t Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphor contained in 100 percent of the storm water runoff generated from newly created impervious surface The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructi an on-site facility provided specific criteria are met. The City will use discretion in determining wheth or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of ne impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $21 Preliminary sizing calculations for any proposed water quality facility shall be submitted with t development application. It is anticipated that this project will require: Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that C maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenan access roadways may be required if existing or proposed facilities are not otherwise read accessible. 1. Since this site is in the Tigard Triangle, a traffic impact report will be required. The- terse-tiers• - ..e - . :n ---: . . . •. :- _ The traffic engineer must al show how many trips will be added to the intersections of 72"d/Dartmouth and 68th/Dartmouth duri the PM Peak Hour. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traf Impact Fee program collects fees from new development based on the development's project impact upon the City's transportation system. The applicant shall be required to pay a fee based up the number of trips which are projected to result from the proposed development. The calculation the TIF is based on the proposed use of the land, the size of the project, and a general use based f category. The TIF shall be calculated at the time of building permit issuance. In limit circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupan CITY OF TIGARD Pre-Application Conference Notes Page 4 Engineering Department Section permit. Deferral of the pr ent until occupancy is permissibl my when the TIF is greater th • $5,000.00. Pay TIF for the change in use. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineeri Department. A PFI permit application is available at the Planning/Engineering counter in City Ha For more extensive work such as street widening improvements, main utility line extensions subdivision infrastructure, plans prepared by a registered professional engineer must be submitted review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. deposit is collected with the application, and the City will track its costs throughout the life of t permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cas where City costs exceeds the deposit amount. The Permittee will also be required to post performance bond, or other such suitable security. Where professional engineered plans a required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the desi engineer to perform the primary inspection of the public improvement construction work. The P permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a mo detailed explanation of these permits, please contact the Development Services Counter 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commerci industrial and multi-family projects. This permit will also be required for land partitions where grading and private utility work is required. This permit covers all on-site preparation, gradi and utility work. Home builders will also be required to obtain a SIT permit for grading work cases where the lot they are working on has slopes in excess of 20% and foundati excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issu after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers work necessary for building construction, including sub-trades (excludes grading, etc.). Th permit can not be issued in a subdivision until the public improvements are substantia complete and a mylar copy of the recorded plat has been returned by the applicant to the Ci For a land partition, the applicant must obtain an Engineering Permit, if required, and return mylar copy of the recorded plat to the City prior to issuance of this permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 Engineering Department Section Other Permits. There are other special permits, such as mechanical, electrical and plumbi that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. T engineer will also be required to indicate which lots have natural slopes between 10% and 20%, well as lots that have natural slopes in excess of 20%. This information will be necessary determining if special grading inspections will be required when the lots develop. The design engine will also be required to shade all structural fill areas on the construction plans. In addition, ea homebuilder will be required to submit a specific site and floor plan for each lot. The site plan sh include topographical contours and indicate the elevations of the corners of the lot. The builder sh also indicate the proposed elevations at the four corners of the building. PREPARED BY: t e to ENGINEE G DEPARTR1T STAFF DATE Phone: [503)639-4171 Fax: [5031624-0752 is\eng\brianr\templates\preap notes-eng.dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 Engineering Department Section • PRE-APPLICATION ZIP C O N F E R E N C E CITY OF TIGARD REQUEST 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 FAX:(503) 684-7297 GENERAL INFORMATION Applicant: j ..�� % /x` 60. ! ` R'S IFF i-§t, NI Address: J� N ST-14- Phone: 2 .�O 5 City: !�se:�1'0;: C.Z.�p3� 1. . i tritelfM: - Contact Person: Wf lbiPhone: 2 '(p�]pjL�i ' �`a' Od By: Property Owner/Deed Holder(s): � } � .._ g fF � _ . , .Address: Q5 : Phone:�L ti z .r. y W _ ,city:_12( zp• 9722 Property Address/Location(s : 2 w 1 Fes. REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted Tax Map& Tax Lot#(s): b p without the required submittal elements) Zoning ` 2 Pre-Application Conf. Request Form Site Size: = — O CQ 9 G�- � • COPIES EACH OF THE FOLLOWING: PRE-APPLICATION CONFERENCE INFORMATION Brief Description of the Proposal and any site-specific questionsfissues that you would like to have staff research of the information identified on this form are required to be •''or to the meeting. submitted by the applicant and received by the Planning Division a I Site Plan. The site plan must show the minimum of one 1 week •rior to official) schedulin• a proposed lots and/or building layouts •re-aplication conference date/time to allow staff ample time prepare for the meeting. me to drawn to scale. Also, show the location of the subject property in relation to the pre-application conference can usually be scheduled within 1-2 nearest oeetsu,1eas b the locations of ZA weeks of the Planning Division's receipt of the request for either across property and Tuesday or Thursday mornings Pre-application conferences are across the street. one (1) hour long and are typically held between the hours of a Proposed Uses. 9/:00 11:00 AM. 1 Topographic Information. Include /PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Contour Lines if Possible. PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM If the Pre-Application L projct Conference is for t a 8:00-4:00/MONDAY-FRIDAY. MONOPOLE project, the applicant must attach a copy of the letter and proof in the form of an affidavit of that i MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol as completed i-r<E APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ommunity Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. IS Filing Fee$200.00 • 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 Zuesday, March 18, 2003 30 31 8:00 8:30 9:00 Accent Res Homes Shawn Pre-app 819-3711 /subdivision 9:30 10:00 Pre-app appt 10:30 irO0 Pre-ap 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 12:17PM Tuesday, March 11, 2003 I so. ■ DAVID BISSETT & ASSOCIATES ARCHITECTURE • PLANNING • INTERIORS PROJECT DESCRIPTION March 10, 2003 PROPOSED OFFICE BUILDING 12705 SW 67th Avenue Tigard, Oregon 97223 This project consists site improvements of a 50' x 130' (6500 s.f.)lot in the MUE Zone District. An existing single family house and garage will be demolished. Access will come from the existing vacated street(67th avenue). Nine on-site parking spaces will be provided including one ADA space with accessible access to the building. There is no public sidewalk on 67th avenue so public access from building and site is not applicable. Landscaping, bike parking and water quality will be provided. Trash and recycling will be kept inside the building and/or shared with the adjacent property (same owner). An easement on the north side of the property is proposed. The building will be used for general office purposes and may be leased for one or more tenants. Approximately 2250 s.f on one level is proposed with colors and materials to compliment the existing brick buildings on the adjacent property to the north (same owner). 322 NW 5th Avenue Portland, Oregon 97209 • (503) 226-6785 Fax (503) 224-2311 SEE MAP 23 =, 811 . 2S I IAA 1 ,_. � w 800 I --•` 6o' I ..1 60' /.3OAc. - I Z I .:, Z LLI W r:.y 19 20 21 22 23 24 25 261 � I Z Lij y z1251 25125 2S_1 23251254 14`• L �/� — Q ~ > ^ VACATED n (S.w. GONZ AGA ST.) 130 VACATED t "' Q 2 1 96-44443 p VACA7[D113-IoI I7 04-29927 5'72574 257 23725T2E-r257T 25'T2571-25' 25'725-72571 25' 2571-25T25T25130: 30' T-25'T25'T25T2s �ST5'T 225' 60' In 2400 w 1700 9 I 100 —L' 2.20AC. .30 Ac. e ' 8 1 2 1 3 4 5 6 7 8 = -- 1 2 3 4 5 6 7 8�I I I /.354C. 4 5 6 7 89 Zo _ _•1 w m loo — '-30' I (CS. 10,883) I _ L L 1 + i i _ > ¢ I I I I 1 1 4 .1 0 I- 1 1 1 + A. I. 1 - 36 -. a U 1600 a e 9 36 .244C -I °- I- 35 -- loo' 10 + 1_1_1 35 _+ _ y I- ll 34 - 34 o I I 34 N-}Q _ L 1 • 1- +- , 12 (CS.210,974) 33 1000 a 12 �, 33 .°� - � Q — — — — --1.- �- 33./54C. 1 �so' � 100 34 � -�32 32 1400 " - o - - ,-oo- 31 -~ .45Ac. + 1 fl 40 14 31 n - 15 e /./9 AC. + 30 0 p.+ 30 1--,. (GS.22,089)+ -{ I- + 1- - 16 + - 29 _ 16 I 29 16 + 29 J too' too 130' , h 17 28 -rte 1300 1100 J N 17 - 18 ' 8- - + L.,- .34 AC. .454C. 1B (CS 18,506)27 ' I - T T T �I' T T T - - 2 T T T T T T 1 r.. b T T T + T T T •' I 0 0 I I = , 25 2 6 n 19 20121 22 2 3 2 4 2 5 2 6 1 19 20 21 22 23 24 25 2 6 19 20 21 22 23 24 25 2%'o �° I w a F I 1(C.S. 18,387) ,o'C L� I • F , 1. �O►I I 1 I I I 1 I !� I 1 1 I ! 0 I I I I I I I . 11 s HAMPTON STREET T r -r T T -r T T T -1 r I , I I I I r I I I I I I I I t I 1,,,./155 1 I 3300 3500 I I 7 8 1 I 3200 4 5 6 7 8 1 1 1 2 AC.3 4 5 4 6 9 7 8 1 I I 2 3 4 5 6 7 82 ( 2384 I I ao' I I I 1 1 1 1 ..1_ 1 l 1 .1 I- 1 1 1 - _. 1 1 q 1 1 1 .} 1 1 i 5 9 36 9 36 9 1 36 w 5 10 + 35 r 10 35 1 F 10 35 A 1 I- + -1 I" - w 1 d } II 34 11 _ 34 F II + 34 « 3 12 t 33 i„ aF 12 _ 33 -1 w t_ 12 t 33 l3 + 32 �« n� 13 36 32 (CS. 19,441) 13 �] 32 1 1 w n -{o . 5^_-0 -I _. THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY N. This map is made solely for the purpose of assisting in locating said premises, and the Company assumes - -t f no liability for variations, if any, in dimensions, areas, and locations ascertained by actual survey. '�` VACATED 61th AVENUE gym'-- I�o'-6" 24'-0� ;5,47" / l c / I n D (o G s ) I o 5 04 9c = ' ,....., {� ❑ 1 10' - 12' b l-6�� 15.- " 24'-0" ' UEXISTING 3 PARKING ") 0 2 ( Q 10Q �e PROPOSED EASEMENT 1 F w •4 I U FOR LANDSCAPE\ - �4 U , al PARKING 1 BLDG. w;II �� "j- -Ti--It- --.fV • Wal SETBACK Q ib��. . Aiita.4 .6....:1:011 1 Z ` BIKE C I ; PARKING )i) (I) 0'-0 FFROPOSED J NOTE: OFF ICE EXISTING SITE GRAD! 1 4 x50' FLAT u sC/0 FLAT LEvEI ! I 1 STORY (00') f � � , 2,250 S.F. I I 1• I 1 I --, 1 -- NEW LANSCAPE/WATER QUALITY --4 1 0u 4-' •v V.'� ' 1 ZED • SITE PLAN j 1 r CODE SUMMARY �! I '2 N Zone:MUE(Mixed Use Employment) o ? is N e 1■ FAR=.40Max. i �2 130 x50=6500 x.40=2600 S.F. i F a Buffering Required Between Different Land Uses. (Not Applicable) co f ` Setbacks= None at Front, Side&Rear(Abutting same zone) A 4 i 1-43 s ab Height=45'Maximum height. A i 5 N Parking= 1 space/350 S.F./2225_350=6.4=7 Min. (Including 1 ADA) t� N s_ Easement=30'Access Way(67th Ave.Vacated) Bike Parking= 1 per 15 spaces(1 Provided) Land/Lot Area = 6500 s.f. Landscape 15% = 975 s.f.Min.required(1000 s.f.provided) Max.Bldg.Area = 2600 s.f. = Z Note: Existing single family residence and garage to be demolished. 2 N 2 gI i 'Thi,,wir,,,,,,,„„ 111;1h1 1(i'nrI'I!Ij'; rl Tf. L T_.t`11,C7TCL1ZTr ! ,!,.. i ;, l;'.l; .1 = l ' !::::t. yi ,y."'. i�7 . ,:i. 1 Revision. Q L i C ir'rS .-'. ! 1-r 'Y, -J�"G:`*-.:7, � i : :i; I -'u r-r. -rS 1 � 1'-'- .,.��= L ' f Ill rl it I r(1-) 0 r�; r �x ';;iL �- - _ . lL �- .. 1° ° r;1 =;T- - SIGNAGE ;i SIGNAGE ._mot= r a _ : i _ � _.�_ ,r..tT .._ r a' ,Y • . '_L:"L:f_�i=' 1 1T.L]•iz _r C C .• r r r , ,1 I r1r(rir1• : 111. o, I i �! r r!X Z l ! ! 1 itlr� }1 �' ,,. ` ! , ,...1. . . lr� . )r l' j„.Q -.L.C' r r ' -:l ' r.. r rir ^r ! .O i ,,4 r p ' •7 r 0 -a / s sP ' f: 4 r - r . - i . ' ,1,4::":::: ,, ,,,,,.. ,' ..i:....,,,-,,,f:::,..-7,i....17,7::-r..-; lQIypD 1 10,2003 ....,Mrs 0S-6lIM6ER 5.4...s., 0 EAST BUILDINGS ELEvATION 41 � ^( �) ° U er ��~°.e° ' /Y n��/ C-6-e, � � ' L..1---4"-' -- WASHINGTON COUNTY ---- - Account No : 457785 Prop - ----- INTEREALTY CORP SYSTEMS -_ op : P School Dist : TIGARD Land d Use : 2012/COM, IMpROVED Prop Addr : 12705/SW/67TH City/Zip : TIGARD /97223_8302 /AV Carrier RA : C003 Map Number : 2S101AD Map Twnshp : 02S Map Section : 01 Qtr : NE Range : 01W T6 Page : 655 TO Column : H 16 Section : SE Neighborhd : ZTGL/TI6ARD TRIANGLE TG Row : 4 -- -------- OWNER INFORMATION Owner Name : CUTSHALL THELMA & Owner Addr : 12705/SW/67TH /AV Carrier Pt : City/St/Zip : -TIGARD /OR/97223-8302 Phone one : 5036394457 - -- LAND/BUILDING DESCRIPTION Const Type : --- - Bedrooms Act Year Blt: edrooms : Bathrooms : Eff Yea r Blt : 1st Floor SF: 2nd Floor SF: Total Liv SF Bsmt Fin SF : Bsmt Unf SF : Tot Bsmt SF : Pct Imprvd : 2 sm� : Lot SqFt :5000 Class Code : Acres : 11 Garage Type : ^ Int Material : Garage SqFt : Ext Finish : Heat Method : Foundation : Floor Cover : Roof Mat : Paving Mat : Roof Shape : ------- SALES INFORMATION --- _ DEED TYPE DATE PRICE BOOK-PAGE Current : Prior : 2550593 Prev Ownr : Loan Amt :$ Lender : Loan Type : Pct Own : Title Co : Vest Type : ----- APPRAISAL & TAX INFORMATION Land Val :$ 31760 Impry Val :$ 530 Total Val :$ 32290 Amt Tax m� :� 448.46 Tax Year : 95-96 Other Val :$ Mill Rate: 13.8884 Levy Code : 02381 ----------- LEGAL INFORMATION Subdiv Name : -- - - ---- Census Track : 307. 00 Legal Desc : . 15AC LOTS 32-33 BLOCK 33 PLUS PART Census Block : 2 Prop Block : VACATED STREET WEST PORTLAND Prop Lot : 01000 HEIGHTS INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED ADDITIONAL DOCUMENTS aE„ el CITY OF TIGARD February 4, 2004 OREGON David A. Bissett 322 NW 5th Avenue, Suite 301 Portland, OR 97209 Re: 12705 SW 67th Ave, WCTM2S101AD, Tax Lot 1000 SDR2003-00011 Spectrum Office Building Dear Mr. Bissett: This letter is reference to the Conditions of Approval for the Spectrum Office Building Site Development Review. The Conditions have not been changed. However, the numbering of the Conditions of Approval has been corrected. Enclosed you will find your corrected copy. Please refer to the new condition numbers as they appear in the enclosed print-out with any future correspondence or inquiries on the status of the conditions of approval for your project. If you have any questions or concerns, please do not hesitate to contact me. Sincerely, ` f Matthew Scheidegger Associate Planner end I:/Curpin/Mathew/SDR/SDR2003-00011/COA Renumbered c: SDR2003-00011 Land Use File Sue Ross, Permit Coordinator Kim McMillan, Development Review Coordinator 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 2/4/2004 Conditions Associated With 2:21:26PM TIDEMARK Case #: SDR2003-00011 COMPUTER SYSTEMS. INC. :::::.: . :....:..:..:.:....:....::.:.:�:::.:..............Ti#ie..............................::::.::.::::..:::::::Htf�d..:::::::::J�afziS.:::::::::�h�! Cc�.::::.:.... ......................... .....:.....:............:..._.::.:_:.:::::.�::�.::::. 1 ADA SPACE MIN 8 FT WIDTH None NOT MET MAS 2/3/2004 PLL 1. Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 1 DETAILED LIGHTING PLAN None NOT MET MAS 2/3/2004 PLL 2. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. PFI PERMIT REQUIRED None NOT MET KSM 2/3/2004 PLL 2. Prior to issuance of a site permit, a Public Facility Improvement(PFI)permit is required for this project to cover connections to public utilities and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 2/3/2004 PLL 3. 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 PAY ADDRESSING FEE None NOT MET KSM 2/3/2004 PLL 4. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 CONSTRUCT NEW DRVWY APPROACH None NOT MET KSM 2/3/2004 PLL 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct a new driveway approach,per City standards. 1 TVWD WATER CONNECTION APPROVAL None NOT MET KSM 2/3/2004 PLL 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 1 ON SITE WATER QUALITY FACILITY None NOT MET KSM 2/3/2004 PLL 7. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 POST CONST SIGHT DIST CERT None NOT MET KSM 2/3/2004 PLL 8. Prior to issuance of the site permit,the applicant's engineer shall provide post-construction sight distance certification. 1 WALKWY THRU LANDSCAPED ISLAND None NOT MET MAS 2/3/2004 PLL 9. Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. 1 FRANCHISE HAULER APPROVAL None NOT MET MAS 2/3/2004 PLL 10. Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. 1 REFUSE CONTAINER LOCATION None NOT MET MAS 2/4/2004 DLW2 11. Provide a plan showing the location of the refuse container to be used,in relation to the proposed building. 1 PERP ACC LTS TO WST FAC ON N PROP None NOT MET MAS 2/4/2004 DLW2 12. Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. Page 1 of 2 CaseConditions..rpt 2/4/2004 Conditions Associated With 2:21:26PM TIDEMARK Case #: SDR2003-00011 COMPUTER SYSTEMS. INC. :::ic:'•:?,r::::->5<ia:-^;:::ar:;%:%:;:;r :'•;:::: f:; :�??? :::::i:�: #if rri:r::i:::i:': ::::::::?::::;r : ?:=::::: :%:::i::?::::? : .......�-r :::::....::....:.�::::::::::::. .,. ,-:::-,.:`��.::.�.:_.�.,o::.<:-::.�::::::::::. .... ptq yet• - ., 1 BICYCLE RACK DETAILS None NOT MET MAS 2/4/2004 DLW2 13. Submit details of the bicycle rack to be used. 1 PUB IMPROV ACCEPT&MAINT ASSURCE None NOT MET KSM 2/4/2004 DLW2 14. Prior to a final building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 1 SIGNAGE FEE 72 AVE/DARTMOUTH ST None NOT MET KSM 2/4/2004 DLW2 15. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$712.00. 1 SIGNAGE FEE 68 AVE/DARTMOUTH ST None NOT MET KSM 2/4/2004 DLW2 16. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of$501.00. AS BUILT DRAW PUB IMPROVEMENTS None NOT MET KSM 2/4/2004 DLW2 17. 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 DESIGN ENG PRIV WTR QUAL FACILITY None NOT MET KSM 2/4/2004 DLW2 18. 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 MAINT AGREMNT STRM WTR TRT FACLT None NOT MET KSM 2/4/2004 DLW2 19. 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. Page 2 of 2 CaseConditions..rpt 4., CITY OF TIGARD OREGON February 5, 2004 David Bissett, AIA 322 NW 5th Ave #301 Portland OR 97209 RE: SDR2003-00011 CUTSHALL/SPECTRUM Dear Mr Bissett: Please submit, in writing, your request to change the name of the above project. At the initial pre-application meeting, the project was submitted under the name CUTSHALL. It is the City's understanding you wish to change the project name to SPECTRUM OFFICE BUILDING. If you have any questions, please call me at 503-718-2433. Thank you, 9.-"L"'"Y\-12— ( ,..4---Yriz1-1--A------ Jeanne Temple Building Division c Planning Dept file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 I'IHK. 7.CV J 4 11•CbHI'I btjl-VIY I"IVI'It5 IVW .LPIL IYV. f Ct1 Y'.C GUTTY GROUP FUND 1, LLC. RECEIVED PLANNING MAR 1 0 2004 CITY OF TIGARD March 8, 2004 City of Tigard Attn: Matt Schiedegger 13125 SW Hall Blvd. Tigard, OR 97223 RE: SDR 2003-00011 I am the sole owner of the subject property and the existing commercial development on the adjacent parcel to the north. This property has an existing trash container and enclosure approved and serviced by Pride Disposal Company. I have granted perpetual access rights for the subject property to use the existing trash facilities, Sincerely, Kurt H. Dalbey Equity Group Fund 1, LLC. Managing Member P.0 Bo,; 3440/ Wilsonvi1lo,OR 971170/Phone 503-570.3128/cell (503) 781-1314/!'AX 503.570-3869/lulalhey@cquitygroup.com MAR. 9.2004 11:26RM BEACON HOMES NW INC NO.728 .P.1 BEACON HOMES NORTHWEST, INC. rli E 25115 SW PARKWAY AVENUE,BLDG.A-SUITE C PO BOX 407 WII.SONVILLE, OR 97070 (503) 570-8828 (503)570-8869 FAX TOTAL PAGES INCLUDING COVER DATE: 3 Q • TO: ► V PROM: V*/ ecliOSIAd -R61k/6 (I/U 1/17166(12- WOdA HVLL -O 5661-10-1 FILE ■ ? DAVID BISSETT&ASSOCIATES ARCu1TECTURE•PLANNiNG.1NTERIORS FAX TRANSMITTAL To: Matt Schiedegger Date: 3.9.2004 Firm: City of Tigard Fax#: (503)684-7297 From: David Bissett& Associates Re: SDR 2003-00011 Job#: Number of Pages(including this cover sheet) 3 Copies Date Item 1 Copy 3.9.04 Ownership of Existing Property Remarks: For your review and use. Thank You! David Bissett 322 NW 5th Ave • Portland,Oregon 97209 • (503)226-6785 • Fax(503)224-2311 Conditions Associated With 4/8/2004 11:38:57AM TIDEMARK Case#: SDR2003-00011 COMPUTER SYSTEMS, INC. Condition Status U � Code Title Hold Status, Changed By Tag Dine BY 1 ADA SPACE MIN 8 FT WIDTH None Met 3/12/2004 MAS 3/12/2004 MAS 1. Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. 1 DETAILED LIGHTING PLAN None Met MAS 4/7/2004 MAS 2. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. 1 PFI PERMIT REQUIRED None NOT MET KSM 3/9/2004 SJR 2. PFI Permit NOT required as 67th is a private street,per Matt&Kim 3-9-04. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover connections to public utilities and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 2/3/2004 PLL 3. 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 PAY ADDRESSING FEE None Met 3/4/2004 KSM 3/8/2004 ST 4. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 CONSTRUCT NEW DRVWY APPROACH None Met 3/12/2004 KSM 3/12/2004 KSM 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,indicating that they will construct a new driveway approach,per City standards. 1 TVWD WATER CONNECTION APPROVAL None Met 3/12/2004 KSM 3/12/2004 KSM 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 1 ON SITE WATER QUALITY FACILITY None Met 3/11/2004 KSM 3/11/2004 KSM 7. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 POST CONST SIGHT DIST CERT None Met 3/9/2004 SJR 3/9/2004 SJR 8. Prior to issuance of the site permit,the applicant's engineer shall provide post-construction sight distance certification. NOTE: Kim has made a case note stating this condition does not have to be met as the street is private. Therefore,it has been marked as'met'. 1 WALKWY THRU LANDSCAPED ISLAND None Met MAS 4/7/2004 MAS 9. Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. 1 FRANCHISE HAULER APPROVAL None Met 4/8/2004 MAS 4/8/2004 MAS 10. Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. 1 REFUSE CONTAINER LOCATION None Met MAS 4/7/2004 MAS 11. Provide a plan showing the location of the refuse container to be used,in relation to the proposed building. Page 1 of 2 CaseConditions..rpt Conditions Associated With 4/8/2004 11:38:57AM TIDEMARK Case#: SDR2003-00011 COMPUTER SYSTEMS, INC Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PERP ACC LTS TO WST FAC ON N PROP None Met MAS 4/7/2004 MAS 12. Provide documentation which establishes perpetual access rights for the subject site to use the existing waste facilities located on the adjoining property to the north. 1 BICYCLE RACK DETAILS None Met 4/8/2004 MAS 4/8/2004 MAS 13. Submit details of the bicycle rack to be used. 1 PUB IMPROV ACCEPT&MAINT ASSURCE None NOT MET KSM 2/4/2004 DLW2 14. Prior to a final building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City,and provide a one-year maintenance assurance for said improvements. 1 SIGNAGE FEE 72 AVE/DARTMOUTH ST None NOT MET KSM 2/4/2004 DLW2 15. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$712.00. 1 SIGNAGE FEE 68 AVE/DARTMOUTH ST None NOT MET KSM 2/4/2004 DLW2 16. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of$501.00. 1 AS BUILT DRAW PUB IMPROVEMENTS None NOT MET KSM 2/4/2004 DLW2 17. 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 DESIGN ENG PRIV WTR QUAL FACILITY None NOT MET KSM 2/4/2004 DLW2 18. 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 MAINT AGREMNT STRM WTR TRT FACLT None NOT MET KSM 2/4/2004 DLW2 19. 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. Page 2 of 2 CaseConditions..rpt APR-07-2004 17 02 VENERABLE - BISSETT 503 224 2311 P.08;11 FILE p*R *I*D*E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 3/4/04 DAVID BISSETT & ASSOCIATES 322 NW 5TH Avenue Portland, Oregon 97209 (503) 226-6785 Attention: David Bissett • Dear Mr. Bissett, We at Pride Disposal have reviewed and accept your building plans for the 2300 square foot small office building. We see no hindrances to us at Pride Disposal. You have our approval to go ahead with this project. Sincerely, i Craig Schmidt Manager Pride Disposal (503) 625-6177 tc Printed on 100%recycled paper. APR-07-2004 17 02 VENERABLE — BISSETT 503 224 2311 P.09/11 r. M �1 '^ h,, � @ mom I b.', N I"" I o I I I • I im ; ; Vii : ; , .7j tomil I I W a. (1)•••44-- -.01 por'-7.-- ii r --m.o..' 1---.„,- ..-- .,.....- •—moll w -. .. . I II Qal 0 0 a0 0 ❑ ❑ DO II• Ig I_ II stg}. 1 I t,:,..,..: _._.T_....1 i ,. T 'TL11f 43215 V*VZNC76, . .1,...4 ._� 1111 L uT Ca a i II 1 1 1 �,. ❑ ❑il ❑ ❑ ❑ ❑ 0 IA t L I ,....+., � . 4.� .ate. . N . �-� - - - - - - - - - - o it F, EiF■l El APR-07-2004 17 02 VENERABLE — BISSETT 503 224 2311 P. 10/11 4• FILE . . ./„.,....... ..: ,...,:, .. { ..N..-, 'r,_ L �. � •EASI LY ADAPTS TO ANY AREA \ i r"••.:w;,;,;,,,,.,5r' f r7t. [ 1i PPE Materials . l : Material:2-3/8' O.D.x 11-gauge wall galvanized steel tube l c i ' Finish:See page 48 for choice of polyester powder finish r • .• , (shown in Bronze). f r -- i 83-00G Galvanized loop(30 Ibs,) °'_" " . ••...; t- • 1 , i ". 11∎'• 51 Embedment $47 M �;•' ': •-• 5-2 Surface Plate 3117 i = k _ . ' S-4 Sub-Floor $95 'f `= . 83-00 Powder-Coated Loop(30(bs-) I ''•5-1 Embedment ;53 ` y• •• 2 5u ace Plate 5123 1. •• 5-4 Sub-Floor $101 •• • • r - .. ?' • 4/16/2004 .11. Conditions Associated With 8:57:46AM TIDEMARK Case#: SDR2003-00011 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 ADA SPACE MIN 8 FT WIDTH None Met 3/12/2004 MAS 3/12/2004 MAS 1. Submit and implement a plan showing the access isle of the ADA space to be a minimum of eight feet in width. DETAILED LIGHTING PLAN None Met 4/16/2004 MAS 4/16/2004 MAS 2. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. 1 PFI PERMIT REQUIRED None NOT MET KSM 3/9/2004 SJR 2. PFI Permit NOT required as 67th is a.private street,per Matt&Kim 3-9-04. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover connections to public utilities and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 2/3/2004 PLL 3. 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. PAY ADDRESSING FEE None Met 3/4/2004 KSM 3/8/2004 ST 4. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$50.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 CONSTRUCT NEW DRVWY APPROACH None Met 3/12/2004 KSM 3/12/2004 KSM 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,indicating that they will construct a new driveway approach,per City standards. 1 TVWD WATER CONNECTION APPROVAL None Met 3/12/2004 KSM 3/12/2004 KSM 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 1 ON SITE WATER QUALITY FACILITY None Met 3/11/2004 KSM 3/11/2004 KSM 7. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 POST CONST SIGHT DIST CERT None Met 3/9/2004 SJR 3/9/2004 SJR 8. Prior to issuance of the site permit,the applicant's engineer shall provide post-construction sight distance certification. NOTE: Kim has made a case note stating this condition does not have to be met as the street is private. Therefore,it has been marked as'met'. 1 WALKWY THRU LANDSCAPED ISLAND None Met MAS 4/7/2004 MAS 9. Provide a walkway through the proposed landscaped island which will connect the proposed building to the parking stalls along the existing accessway. The portion of walkway within the landscaped area must be landscape stone that will allow a low lying ground cover to grow between for the area to be counted as landscaping. 1 FRANCHISE HAULER APPROVAL None Met 4/8/2004 MAS 4/8/2004 MAS 10. Provide a letter from the franchise hauler indicating that the existing waste facilities located on the adjoining property to the north have enough capacity for additional waste and recycling. 1 REFUSE CONTAINER LOCATION None Met MAS 4/7/2004 MAS 11. Provide a plan showing the location of the refuse container to be used,in relation to the proposed building. Page 1 of 2 CaseConditions..rpt '','4.',-il's•---:-',-.2'• . .,- 0 4-5 • ,..•-•'4,• ,I, ,l'":"'"4,-' un RI ., 10 .tE. 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D 6-3/8" 162mm M[ I, i 1'1 MC 10" 254mm Voltage: 1.7 [ 20V Z Jr' 277V M U I, i fJ White acrylic diffuser t.' z Model 0 Dimensions Lamp(Voltage)0 Finish CO Q 0YY1044 W 7-1/4" 184mm 2QF13 13 watt,quad,G24q-1 base Standard Finish: z H 16" - 406mm 2N40 40 watt,A-19,medium base PT Painted(specify color) a D 5-3/8" 137mm MC 8" 203mm Premium Finish: VG Verdigris(Hand applied finish OW1046 W 9-114" 235mm 3QF13 13 watt,quad,G24q-1 base over solid copper.Finish will ,---w; H 2O-114" 514mm 2N75 75 watt,A-19,medium base vary from fixture to fixture.) IR l D 6-3/8" 162mm w ' I I MC 10" 254mm Voltage: H 2777V m : _ .1 White acrylic diffuser ii II 'io Model CD Dimensions Lamp(Voltage)® Finish© 0 OW1048 W 7-1/4" 184mm 2QF13 13 watt,quad,G24q-1 base Standard Finish: C H 16" 406mm 2N40 40 watt,A-19,medium base PT Painted(specify color) o I D 5-3/8" 137mm Nt MC 8" 203mm Premium Finish: VG Verdigris(Hand applied finish } OW1050 W 9-1/4" 235mm 3QF13 13 watt,quad,G24q-1 base over solid copper.Finish will H 20-1/4" 514mm 2N75 75 watt,A-19,medium base vary from fixture to fixture.) l�l�t D 6-3/8" 162mm ill MC 10" 254mm Voltage: me• L 2 H" 277V 7V ' i1i•f♦i ' White acrylic diffuser A Model 0 Dimensions Lamp(Voltage)0 Finish© OW1052 W 7-1/4" 184mm 2QF13 13 watt,quad,G24q-1 base Standard Finish: H 16" 406mm 2N40 40 watt,A-19,medium base PT Painted(specify color) D 5-3/8" 137mm MC 8" 203mm Premium Finish: VG Verdigris(Hand applied finish OW1054 W 9-1/4" 235mm 3QF13 13 watt,quad,G24q-1 base over solid copper.Finish will H 20-1/4" 514mm 2N75 75 watt,A-19,medium base vary from fixture to fixture.) �� D 6-3/8" 162mm V '1 MC 10" 254mm Voltage: L 1 1 i 120V H. 277V a J Technical Specifications Sample Catalog Number i Camping Contact local representative for lamp specifications. OW1048 - 2QF13(277V) - VG 1 ® Ballast High Power Factor,electronic-20 degrees C minimum starting O temperature for fluorescent tamping. Model Lamp(Voltage) Housing Housing Solid aluminum bar stock,all non-ferrous construction. Finish OaCO wet Locations Mounting Mounts to a standard wall electrical junction box(by others). Auxiliary mounting holes and hardware provided. 02002,Visa Lighting ralii Quick Ship Program /t, Companion Fixtures 325 Design Modification Right Reserved See inside back cover ■7 See inside back cover www.visal fight i ng.corn 800.788.VISA For additional photometric reports,please refer to our web site at PHOTOMETRIC S www.visalighting.com C t COLONNADE _ COLONNADE CB3325 Candela Distribution CB3325 Candela Distribution Angle 0.0° Angle 0.0° CB3392 CB3392 ea so 180' 150' 0 12 0 207 _ CB3396 5 31 C63396 5 274 CB3400 15 64 CB3400 �h 15 343 25 305 CB3404 12r 35 1110 CB3404 ' IL. no' I 35 330 45 124 1, 45 360 • l 55 141 1', 55 398 ! 7 65 153 I 65 427 7 75 159 / ■ 75 445 90' 85 162 c__ ; 9d 85 450 ITL Number:33723 \ 90 167 ITL Number:33724 ` 445 \ i,'f '.A ,-- lamps:Two 13 WATT , .r 95 172 Lamps;Two 100 WATT I IF/ ' 1 95 442 Compaq Flourescent Rated at t T �, 105 164 A-21 Rated at 1740 Lumens 1 105 424 900 Lumens Each 115 150 Each 1 115 392 125 133 r 125 353 • er 135 117 I _r M' 135 313 145 102 145 281 „ti 155 89 uw+ 1 155 255 011pe Cr 'K. 165_ 73 vs. 165 310 f0"°" \ 175 32 '0""" P 30' 175 228 1q~" \ 180 14 180 182 Coefficients of Utilization-Zonal Cavity Method Coefficients of Utilization-Zonal Cavity Method 20%Floor Cavity Reflectance 20%Floor Cavity Reflectance RC 80% 70% 50% 30% RC 80% 70% 50% 30% RW 70 50 30 10 70 50 30 10 SO 30 10 50 30 10 RW 70 SO 30 10 70 50 30 10 50 30 10 50 30 10 0 49 49 49 49 45 45 45 45 38 38 38 32 32 32 0 80 80 80 80 74 74 74 74 63 63 63 53 53 53 1 43 40 38 35 39 37 35 33 31 29 28 25 24 23 1 70 66 62 58 64 61 57 54 51 48 56 42 40 38 2 38 34 30 27 35 31 28 25 26 23 21 21 19 17 2 63 56 50 46 58 52 47 42 43 39 36 36 33 30 3 35 29 25 22 31 27 23 20 22 19 17 18 16 14 3 57 48 42 37 52 45 39 34 37 33 29 31 27 24 4 31 26 21 18 29 24 20 17 19 17 14 16 13 12 4 52 43 36 31 47 39 33 29 33 28 25 27 24 21 5 29 23 18 15 26 21 17 14 17 14 12 14 11 10 5 47 38 31 26 43 35 29 24 29 25 21 24 20 18 6 26 20 16 13 24 18 15 12 15 12 10 .12 10 8 6 43 34 27 22 40 31 25 21 26 21 18 22 18 15 7 24 18 14 11 22 16 13 10 14 11 8 11 9 7 7 40 30 24 19 37 28 22 18 23 19 15 19 16 13 8 22 16 12 9 20 15 11 9 12 9 7 10 8 6 8 37 27 21 17 34 25 20 16 ' 21 17 13 18 14 11 CC 9 21 14 11 8 19 13 10 7 11 8 6 9 7 5 9 34 25 19 15 32 23 17 14 19 15 12 16 13 10 �0 10 19 13 9 7 17 12 9 7 10 7 5 8 6 4 10 32 22 17 13 29 21 16 12 18 13 11 1S 11 9 CORONA CORONA CR3704 I Candela Distribution e3710 Candela Distribution 11 Angle 0.0° C 180' Angle 0.0° / 90 0 90 0 1sc 95 28 95 0 105 189 / 100 11 115 463 150- 105 35 125 728 110 65 135 835 115 95 • 145 943 120 137 155 993 125 182 120–*" 165 1008 130 226 1 175 984 170 135 281 180 984 LTL Number 01232 140 320 LTL Number:03707 145 344 Lamps:Two Philips PL-C 26W! lamps:One Osram Delux D 90'_ 150 356 35!4P Rated at 1800 Lumens I 90'— 26W 1 27K Rated 1800 Lumens Each 155 363 160 365 ea' 165 366 \ 170 356 u + a 30 175 350 up.' 3T Trim 0- \ Ow. 180 340 vn.,e u... kite WI . Coefficients of Utilization-Zonal Cavity Method Coefficients of Utilization-Zonal Cavity Method V 20%Floor Cavity Reflectance 20%Floor Cavity Reflectance RC 80% 70% S0% 30% RC 80% 70% 50% 30% RW 70 50 30 10 70 50 30 10 S0 30 10 50 30 10 RW 70 50 30 10 70 50 30 10 50 30 10 SO 30 10 W 0 79 79 79 79 67 67 67 67 46 46 46 26 26 26 0 63 63 63 63 54 54 54 54 37 37 37 21 21 21 O 1 72 68 65 63 61 59 56 54 40 39 37 23 22 22 1 58 55 53 50 49 47 45 43 32 31 30 19 18 17 i- 2 65 60 55 51 56 51 47 44 35 33 31 20 19 18 2 52 48 44 41 45 41 38 36 28 26 25 16 15 15 0 3 59 52 47 42 51 45 40 37 31 28 26 18 16 15 3 48 42 38 34 41 36 32 30 25 23 21 14 13 12 d 4 54 46 40 36 46 40 35 31 27 24 22 16 14 13 4 44 37 32 29 37 32 28 25 22 19 17 13 11 10 5 50 41 35 30 42 35 30 26 24 21 19 14 12 11 5 40 33 28 24 34 28 24 21 19 17 15 11 10 9 / 6 45 36 30 26 39 31 26 22 22 18 16 12 11 9 6 36 29 24 21 31 25 21 18 17 15 13 10 9 8 1 7 42 33 26 22 36 28 23 19 19 16 14 11 9 8 7 34 26 21 18 29 22 18 16 16 13 11 9 8 7 8 39 29 23 19 33 25 20 17 17 14 12 10 8 7 8 31 24 19 16 26 20 16 14 14 11 10 8 7 6 9 36 26 21 17 30 23 18 15 16 13 11 9 7 6 9 29 21 17 14 24 18 15 12 13 10 8 7 6 5 10 33 24 19 15 28 21 16 13 14 11 9 8 7 6 10 27 19 15 12 23 17 13 11 12 9 7 7 5 4 02002,Visa Lighting 367 Design Modification Right Reserved www.visalighting.com 800.788.VISA • _ . . , . 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