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SDR2003-00006 SDR2003 - 00006 WATER TOWER PLAZA , ;< . , ... ... ;. NOTICE OF TYPE II DE 441. SITE DEVELOPMENT REVIEW (SDR) iOO O 6 . .>� CITY OF TIOARD ;, WATER TOWER PLAZA itY 120 DAYS = 1/10/2004 SECTION I. APPLICATION SUMMARY FILE NAME: WATER TOWER PLAZA CASE NO.: Site Development Review (SDR) SDR2003-00006 PROPOSAL: The applicant is requesting Site Development Review to convert an existing 1,450 square foot single-family residence into offices in the Tigard Triangle. The property is 14,810 square feet in size. APPLICANT Water Tower Plaza OWNER: Attn: Dick Hartung or Timothy Leslie 11580 SW 67th Avenue Tigard, OR 97223 LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Directighee has APPROVED theove request subject to certain conditions of approvaf,'-' t€ gs and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 1 OF 24 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED 1. All improvements shall be initiated within three months of this decision, and completed within six months to avoid court proceedings. 2. All construction shall be based on the public street and utility plan of 7/16/03. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 3. A Public Facility Improvement (PFI) permit is required for this project to cover half- street improvements and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these lans 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). 4. 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. 5. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the frontage of SW Baylor Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 34 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Baylor Street in a safe manner, as approved by the Engineering Department. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 2 OF 24 7. A profile of SW Baylor shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 9. The applicant's plans shall indicate that the existing building will be connected to the public sanitary sewer. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 10. The applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Baylor. 11 . Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. 12. The applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. 13. The applicant shall submit a revised parking plan that demonstrates compliance with Tigard Development Code (TDC) Chapter 18.765. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642j for review and approval: 14. Prior to final 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 final 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). 16. The applicant shall either place the existing overhead utility lines along SW Baylor underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,500.00 and it shall be paid prior to a final building inspection. 17. Prior to final inspection, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by Clean Water Services (CWS). 18. Prior to final inspection, the applicant's engineer shall provide a post-construction sight distance certification for this development. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 3 OF 24 • SECTION III. BACKGROUND INFORMATION Site History: The site is a lot created by the West Portland Heights Subdivision, and was subsequently developed with a single-family residence. Staff conducted a search of City records for the subject property and did not find any other land use actions on file associated with the site. At this time, the applicant is occupying a structure that was illegally converted. To avoid court proceedings, the applicant has submitted this application to come into compliance with the City of Tigard's Community Development Code. Vicinity Information: The subject site is located on the northeast corner of the intersection of SW 67th Avenue and SW Baylor Street. The site is bordered on all sides by a mixture of uses permitted within the Mixed Use Employment (MUE) zoning. The subject site is surrounded by offices and a large water storage facility. Many of the homes in this particular neighborhood are being converted for commercial use. Site Information and Proposal Description: The site is relatively flat that gently slopes from east to west. The surrounding properties are characterized by commercial office developments, utilities and single-family homes located within the Mixed Use Employment zoning district. The applicant is proposing to convert an existing 1,450 square foot home into offices with associated improvements. The entire site is 14,810 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written or verbal comments from any neighbors about this application. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to convert a 1,450 square foot single-family residence into an office building on a 14,810 square foot lot located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 4 OF 24 SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: Zoning Districts 18.520 Commercial Zoning Districts Applicable Development Code Standards 18.620 Tigard Triangle Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping_and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance 18.360 Specific SDR Approval Criteria 18.810 Street and Utility Improvement Standards 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone, however, there is no previous record of this structure being legally converted to an office use. FINDINGS: The home was illegally converted to office. This application is to correct the illegal conversion and avoid court proceedings. The applicant submitted a revised plan titled the Public Street and Utility Plan dated 7/16/03. Compliance with the standards of the TDC was determined by review of this plan. CONDITIONS: All improvements shall be initiated within three months of this decision, and completed within six months to avoid court proceedings. All construction shall be based on the public street and utility plan of 7/16/03. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 on the following page. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 5 OF 24 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None — 14,810 S.F. - Detached unit - -Boarding, lodging, rooming house Minimum Lot Width 50 ft 150 ft Minimum Setbacks -Front yard 0'min/10'max 18 ft -Side facing street on corner&through lots - 30 ft -Side yard 0/20 ft[1] 60 ft/30 ft -Side or rear yard abutting more restrictive zoning district - N/A - Rear yard 0/20 ft[1] 50 ft -Distance between front of garage & property line - - abutting a public or private street. Maximum Height 45 ft Pre-existing Maximum Site Coverage [2] 85% -48% Maximum Floor Area Ratio 0.4 .11 Minimum Landscape Requirement 15% -52% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area The location of the house does not meet the maximum 10-foot front yard setback as required by the Community Development Code; however, as a nonconforming structure, it can continue to be used as long as it is not enlarged or altered in such a way that increases the nonconformity. The applicant is not proposing to enlarge or alter either of the existing structures except for an interior remodel. As demonstrated in the narrative and the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied or are permitted as nonconforming. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 6 OF 24 Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located at the intersection of SW 67th Avenue and SW Baylor, and has frontage on both streets. Both streets are classified as local streets in the Transportation System Plan. The applicant is required to make improvements to SW Baylor, and will contribute funds to the signalization of SW Dartmouth at two intersections. The shortest vehicle and pedestrian trip over public streets from the office to the nearest collector (SW 68t Parkway) is approximately 270 feet. The straight-line distance to the nearest collector is the same. Therefore, the performance option and design option are already 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. At .34 acres, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Neither SW 67th Avenue nor SW Baylor Street are classified as an arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is pre-existing. The applicant is not proposing to increase the size of this building. Therefore, the building location is nonconforming. However, as long as the building is not made more nonconforming, the code allows conversions in the Tigard Triangle to occur. This criterion is not applicable until the building is added onto or the site is redeveloped. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 7 OF 24 The existing conditions plan indicates that a combination of landscaping and a concrete walk are already located between the building and both public streets. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans indicate an entrance along SW Baylor. Although there is an existing sidewalk leading to the entrance, it is only 3 feet wide. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection between the entrance of the building and SW Baylor as required by the Tigard Development Code. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed site has fro tage on two streets, and the building is pre-existing. The building is oriented towards SW 67h Avenue and the applicant has proposed to utilize the existing driveway located on the side of the house. The parking is located on the side of the house. The parking area is separated from SW Baylor by an existing 5-foot landscaped buffer that the applicant has proposed to enhance by planting an evergreen shrub (Viburnum Tinus) and street trees. SW 67 Avenue is separated from the parking area by an existing 18-fo ■t landscape buffer. The applicant is required to plant street trees along the frontage of SW 67 h Avenue. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the façade. Should any modifications be made, this standard will have to be satisfied. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 8 OF 24 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. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the nonconformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 2 entrances into the building. The applicant states in the narrative that the main entrance is protected with a four-foot roof overhang, and the second entrance also has a porch over it to provide the necessary weather protection. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is constructed of lap wood siding. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment to what is already pre-existing. A staff visit to the site was made and the only roof mounted equipment was a chimney and a few outlet pipes. This criterion is 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). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 9 OF 24 Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall sins 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 not provided details for a sign nor identified a location for a sign at this time. Should the applicant choose to install signage for the office, the proposed signage would be required to meet this standard, and would be reviewed for compliance during the permitting of any proposed signage. This standard is not applicable 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 a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standard is not required. 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. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: The applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Baylor. Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 10 OF 24 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, 18.390, 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. Access, Egress and Circulation (18.705): 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 indicated that sight distance can be met. The applicant's engineer shall provide a post-development certification of adequate sight distance. The applicant has demonstrated on the revised plans that vision clearance standards can be met. The vision clearance areas will be reviewed again with the submittal of construction documents. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is not located within the influence area of a collector or arterial intersection. SW Baylor and SW 67t Avenue are classified as local streets; therefore, this criterion is not applicable. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The driveway is located approximately 130 feet from the centerline of SW 67th Avenue, thereby meeting this criterion. 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; An on site pedestrian walkway is present between the building entrance and SW Baylor, the street that provides access and egress. Walkways are connecting the developments within the right-of-way. This standard is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 11 OF 24 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; There are no walkways crossing the parking lots, and the sidewalk in the right-of-way will be constructed of concrete. None of the proposed crossings are greater than 36 feet in length. This standard is met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development is proposing access off of SW Baylor Street. That access is 30 feet wide with 24 feet of pavement. Therefore, this standard is met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicants plan indicates that the applicant will plant street trees (Callery Pear) along both right-of-ways spaced 30 feet apart. Callery Pears are an approved street tree, and the spacing standard of Chapter 18.745 is correct. Street tree placement will be reviewed again at the time that construction plans are submitted. Street trees will be required to be bonded for as part of the public street improvements. This criterion is satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding the subject property are zoned MUE, and developed as commercial office, or are in the process to be developed in that manner. According to Table 18.745.1 of the Tigard Development Code, no buffering is required except where the parking lot fronts a public street. This buffering is discussed in the following section. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 12 OF 24 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. As shown on the submitted plans, the parking that is visible from SW Baylor Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. This criterion is satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan indicates that the trash enclosure is screened by the back porch. Any expansion of the facility will require the addition of a masonry wall to enclose the facility; however, the current location meets the intent of the development code. This criterion is satisfied. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. 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. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 13 OF 24 The refuse container is proposed to be located adjacent to the existing porch. The proposed refuse container will not occupy any required arking stalls and screening is discussed previously in this decision. This criterion is satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: The applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is located directly adjacent to the building. This criterion is satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. This criterion is inapplicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 14 OF 24 This proposal is not considered a mixed-use project as it will contain solely office space. This criterion is inapplicable. 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 contains a total of 4 parking spaces. Therefore, this criterion is not applicable. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 4 parking spaces, therefore, one (1) van accessible ADA handicap space is required. The applicant's plans show an ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. 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. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 15 OF 24 Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping, but shows no indication of direction. If the applicant meets the conditions that are imposed at the end of this section, this criterion can be 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 stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has not provided the necessary wheel stops in the proposed design. This criterion is not satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8 feet wide and 18 feet deep. The narrative does not address the design standards. The applicants' proposal requires a minimum of 4 spaces. The applicant indicates that there will be 3 standard spaces and 1 van accessible space. The parking spaces fail to meet the dimensional requirements of the TDC Section 18.765.040. This standard is not satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Neither the site plan nor the narrative address bicycle parking. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide 1 bicycle space. This standard is not satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The proposal is for a 1,450 square foot office building. The applicants proposal requires a minimum of 4 spaces. The applicant indicates that there will be 3 standard spaces and 1 van accessible space. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006NVATER TOWER PLAZA PAGE 16 OF 24 Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, and the contradictions between the plans and narrative, the off-street parking and loading standards have not been satisfied; however, the property is large enough that the applicant can meet the requirements if the parking area is expanded. If the applicant complies with the condition listed below, the standards will be met. CONDITION: The applicant shall submit a revised parking plan that demonstrates compliance with TDC Chapter 18.765. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal 118.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has indicated that there are two fruit trees on site. Both trees will be preserved during construction. There is no requirement to mitigate, and no work in the area of the existing trees. This criterion is satisfied. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006iWATER TOWER PLAZA PAGE 17 OF 24 C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. The site is relatively flat with no trees or slopes associated with the site. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are indicated on the applicant's plans. The Tigard Police have reviewed the proposal but offered no comments. Crime Prevention and Safety Standards are met. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. NOTICE OF TYPE II DECISION SDR2003-00006iWATER TOWER PLAZA PAGE 18 OF 24 The site has frontage on SW Baylor Street and SW 67th Avenue. There are no Tri-met transit routes on SW Baylor or SW 67 Avenue. The nearest Tri-met facility is on SW Dartmouth Street, which is over 1/4 mile away. Tri-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, the specific site development review standards are satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue and SW Baylor Street, which are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW for each street, according to the most recent tax assessor's map. The applicant should dedicate the 25 foot radius at the intersection. SW 67th Avenue and SW Baylor are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The applicant has proposed to construct the half-street improvements along SW Baylor Street, including the curb return agd accessible ramp. They are not proposing any further half-street improvements along SW 67 Avenue. Staff concurs with this as the additional improvements would not meet the standards of rough proportionality. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant is proposing to construct sidewalks along the frontage of SW Baylor Street, including the curb return and handicap accessible ramp. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no identified bikeways on the Transportation Systems Plan adjacent to this proposal. This criterion is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 19 OF 24 This criterion is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. As was stated previously, this criterion is not applicable. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated that the development is not currently connected to the public sewer, but that the development will connect to an existing sewer stub in SW 67 Avenue. This criterion is satisfied. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainageways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). 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. Detention is required when the new impervious surface area exceeds 5,000 square feet. The new impervious surface area for this development is 880 square feet, therefore detention is not required. A fee-in-lieu will be required. NOTICE OF TYPE II DECISION SDR2003-00006NVATER TOWER PLAZA PAGE 20 OF 24 Utilities: Section 18.810.120 states that all utility lines,, but not limited to those required for electric, communication lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric Tines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to • Tprovide the underground services; he City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Baylor Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100 lineal feet; therefore the fee would be $3,500.00. If power is taken off of SW 67th Avenue the frontage is 150 lineal feet and the fee would be $5,250.00. The applicant will have to provide the engineering department with information showing where they will be taking power so that the appropriate fee can be determined. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering provided a Traffic Impact report, dated February 7, 2003. They concluded that a 1,450 sf office buildin will generate two trips during the weekday peak hour, which is one additional trip compare to the current use. They also concluded that the intersections at 72 /Dartmouth and 68 /Dartmouth would not be impacted by these trips. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant will have to contact TVWD for review and approvals of any proposed water service. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the 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. The new impervious surface area does not exceed 1,000 square feet; therefore an on-site water quality facility is not required. A fee-in-lieu will be required. NOTICE OF TYPE II DECISION SDR2003-00006NVATER TOWER PLAZA PAGE 21 OF 24 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. No grading is proposed. This criterion is inapplicable at this time. E. IMPACT STUDY 18.390) Section 18.3b0.O9U states, " I he 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 stales 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 $2,980.45. 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 $9,313.90 ($2,980.45 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 $6,333.45. The Tigard Development Code requires that all new developments have access to streets that meet City of Tigard standards. For this reason, the applicant has proposed to make half street improvements along 111 feet of frontage of SW Baylor Street. The applicant is required to dedicate enough area to bring the curve radius to 25 feet at the intersection. This area is roughly 400 square feet or less. At $15 a square foot, the value of the right-of-way is estimated at $6,000. Total impacts $9,313 Less TIF $2,980 Less r-o-w dedication S6,000 Total Unimitigated impacts S 333 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. NOTICE OF TYPE II DECISION SDR2003-00006ANATER TOWER PLAZA PAGE 22 OF 24 SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and has no objections to it. All work shall be coordinated with the building division for building conversion. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. SECTION IX. AGENCY COMMENTS Tualatin Valley Water District has reviewed the proposal and stated that there are no concerns or objections with the project. Tualatin Valley Fire and Rescue has reviewed the proposal and stated that there are no concerns or objections with the project. Clean Water Services has reviewed the proposal but did not offer any comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 5, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 21, 2003 UNLESS AN APPEAL IS FILED. Aeall 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 NOVEMBER 20, 2003. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 23 OF 24 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. ` November 5, 2003 PREPARED BY: Brad Kilbyf DATE Associate Planner &-r -' November 5, 2003 APPROVED BY: Richard Bewersdo u DATE Planning Manager NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 24 OF 24 CITY of TIGARD 080 0e.,ICC 'NRpl1.,.TIOH SYSTEM I VICINITY MAP \\\\ y \ N SDR2003-00006 WATER TOWER PLAZA eM.M.{ ., 1 I _.//J �' I. I 1 —► A ST s.w, I iii > �E,m� II III my 4 MI ■ ,Q�_ AYLCR ST p "�.::::,'',141:1; ,,D r =____ > IIIII ill" ( F •� H S.W.SOUTHVIEW ST. �' � ' T1gar0 Area Mi0 cri I ro CLINTON ST , N • 1 3 la n fA 0 100 200 300 400 Feet II _ 1"•310 feet y r•-•— 41", ,..4,,,,,,i,„, City of Tigard DARTMOUTH ST S.W. DOs sr. Information on this mao is for general location only and should be verified with the Development Services Division, I 1 , 13125 lgac,SW O Hall Blvd I I Tigard,011 p7223 SW DOUGLAS DR (503)53F1171 I \ httpAwm cl.tigard.or,us Community Development Plot date:Sep 30,2003;C:\magic\MAGIC03.APR Z i R 0 1 1 W 1 1AXLOT 3 W i s 400 a i ' Q — --I _ -1-41,,,.3/4' r•g • W. M. 4o i t Z 3 ; TAXLOT OUT Z i 1450 SF 500 BLDG Z ` I OFFICE Q SAT - J CL a 3 ' -. t i ; ] ,/ - C21 C7 v. 3 . Q ce x 0 A3 H -- TAXLOT O .. DITCH; 600 Et 4 NLET \ 'RO PO .-_1 ROW ao K Ifs i `i DENCA 'h 25'P. \ ' Lw/ a„,,,61174L' EXIST, D/W EFj ro \ - ® ® ® _ — _z R/W r) \ PROPOSED SW \j EXIST DITCH --- f, 1 tome Dth te'EXIST MIRA _ IST. SIDEWALK parr 1 CCP �: 12• CCp S STAI � III-1---- -- — y W —W — EPr w TWO 12' w W 1 .0 w ❑ 1 ' TVWD W W w B' MTR I SW BAYLOR STREET n I -y 6' CI TVWD CITY OF TIGARD it SDR2003-00006 SATE PLAN WATER TOWER PLAZA (Map is not to scale) N NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00006 CITY OFTIGARD Community 1D. evetopment WATER TOWER PLAZA Shaping BetterCotnmunity 120 DAYS = 1/10/2004 SECTION I. APPLICATION SUMMARY FILE NAME: WATER TOWER PLAZA CASE NO.: Site Development Review (SDR) SDR2003-00006 PROPOSAL: The applicant is requesting Site Development Review to convert an existing 1 ,450 square foot single-family residence into offices in the Tigard Triangle. The property is 14,810 square feet in size. APPLICANT Water Tower Plaza OWNER: Attn: Dick Hartung or Timothy Leslie 11580 SW 67th Avenue Tigard, OR 97223 LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. 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. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25t) 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 NOVEMBER 5, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 21, 2003 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 20, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Ir r CllV nl,TIGARD..r. -i■ WQNIYY NAP 1= 1_B 1IM■ SDR2003-00006 1.101.111. WATER TOWER PLAZA Ill11 i c E c r A ST/ aw. - rill E61 all •_BAYLOR � ST 1111 � � t i �� � �nsy� .5 ,� R71, , , — I , aW.aLV11NIaW, ET. 0 ICIN OIL' ST i N i/n k 1 Cme TIpN P. les DARTMOUTH ST aw r"Y1O1AS aT./ I ..._.,.wr,r..r....a_....,., 11 0 _11E� Z 1 � . , ■ o I _ 5 441p r.4., TAXLOT OUT Z 1450 SF 500 BLDG Z I OFFICE Q 4.iAT J a 61 -------- p i O_ Q i 0 �t I i } TA%L0. LL. ( A DITCH� 600 I ` ROV H m ) 234 V I d am ` EOST 11/W Eq R- r0lh.. (ale e p e e 1R^'_ 1 p \ PROPOSED SV EXIST DITCH _ c--'' j ST.SIDEVALK 1 L. _W_'____ w____ w _w--- c1, w TV')12' w �W r w�1"7211---w W W—R c --- H- SW BAYLOR STREET n 6'CI TVVD (QTY OF TIGARD t SDR2003-00006 SIM rLA►e WATER TOWER PLAZA (Map Is not to scale) _ __ NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION ►►R� SITE DEVELOPMENT REVIEW CITY OF O OFf I� TIGARD Community cDevetopment Shaping Better Community DATE OF NOTICE: September 30, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00006 Type II Land Use Application FILE NAME: WATER TOWER PLAZA PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. 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: 11580 SW 67th Avenue; WCTM 1 S136DD, Tax Lot 500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 14, 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171, or by e-mail to bradleyAci.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 NOVEMBER 3, 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- -1-- I ' ; AIR in / CITY of TIGARD YIQNITY MAP Nam MIN.I•. SDR2003-00006 /i ' WATER TOWER P 1111■■ :, A ■ J ST _I �, • Sit -. \■<\ 4e NI -----73---„, W ;N. . �, v________ d< S SOVIMJIEW T . /I' ST N CION -- ill! F S w.. Cb _ aW City of Tigd DARTMOUTH ST caws Imo/ .......Mr.fTiprd ..,w , umMw.r .aaueus am REQUEST FOR COMMENTS DATE: 7 PLANS CHECK NO. PROJECT TITLE: COUNTYWIDE TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 253.00 BUSINESS AND COMMERCIAL $ 64.00 OFFICE $ 233.00 INDUSTRIAL $ 244.00 INSTITUTIONAL $ 105.00 , PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE TRIP RATE BASIS: CALCULATIONS: /) c 1 -11 Z t..-, ,1 i; '7 - /' (5-' gr.. 3/ _ r= = a 3 6 Y ->5- (233 co #S 5�o. V s� (es5 .AFL cx cL V _ as3o, l / )� PROJECT TRIP GENERATION: FEE: FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: 4154_ ROAD AMT.: (Q , TRANSIT AM T.: PREPARED BY (-64k MEMORANDUM CITY OF TIGARD, OREGON DATE: 11/04/03 TO: Brad Kilby, Associate Planner FROM: Kim McMillan, Development Review Enginee RE: SDR2003-00006 Water Tower Plaza Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has indicated that visual clearance and sight distance will be met with this development. The applicant's engineer shall provide a 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. SW Baylor and SW 67th Avenue are classified as local streets; therefore, this criterion does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 1 The driveway is located approximately 130 feet from the centerline of SW 67th Avenue, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. (For Triangle Sites)..... Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60 foot right-of-way width and 34-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue and SW Baylor Street, which are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW for each street, according to the most recent tax assessor's map. The applicant should dedicate the 25 foot radius at the intersection. SW 67th Avenue and SW Baylor are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half- street improvements. The applicant has proposed to construct the half-street improvements along SW Baylor Street, including the curb return and accessible ramp. They are not proposing any further half-street improvements along SW 67th Avenue. Staff concurs with this as the additional improvements would not meet the standards of rough proportionality. ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 2 Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades do not exceed 12%. This criterion does not apply. 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 ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 3 easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant is proposing to construct sidewalks along the frontage of SW Baylor Street, including the curb return and handicap accessible ramp. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated that the development is not currently connected to the public sewer, but that the development will connect to an existing sewer stub in SW 67 Avenue. 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). ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 4 There are no upstream drainage areas. 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. Detention is required when the new impervious surface area exceeds 5000 square feet. The new impervious surface area for this development is 880 square feet, therefore detention is not required. A fee-in-lieu will be required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Neither SW 67th Avenue nor SW Baylor is classified as bicycle facilities. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 5 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Baylor Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100 lineal feet; therefore the fee would be $ 3500.00. It power is taken off of SW 67th Avenue the frontage is.150 lineal feet and the fee would be$5250.00. The applicant will have to provide the engineering department with information showing where they will be taking power so that the appropriate fee can be determined. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering provided a Traffic Impact report, dated February 7, 2003. They concluded that a 1450 sf office building will generate two trips during the weekday peak hour, which is one additional trip compared to the current use. They also concluded that the intersections at 72nd/Dartmouth and 68th/Dartmouth would not be impacted by these trips. ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 6 Public Water System: Tualatin Valley Water District provides service in this area. The applicant will have to contact TVWD for review and approvals of any proposed water service. 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. The new impervious surface area does not exceed 1000 square feet; therefore an on-site water quality facility is not required. A fee-in-lieu will be required. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 7 person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Baylor Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 34 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Baylor Street in a safe manner, as approved by the Engineering Department. A profile of SW Baylor shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant's plans shall indicate that the existing building will be connected to the public sanitary sewer. ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 8 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall either place the existing overhead utility lines along SW Baylor underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3500.00 and it shall be paid prior to a final building inspection. Prior to a final building inspection, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). Prior to a final building inspection, the applicant's engineer shall provide a post-construction sight distance certification for this development. ENGINEERING COMMENTS SDR2003-00006 Water Tower Plaza PAGE 9 Bradley Kilby-Water Tower Plaza.doc Page 1 TUALATIN VALLEY FIRE&RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION October 17,2003 Brad Kilby,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard,OR 97223 Re: Water Tower Plaza Dear Brad, 1 have reviewed the submittal for the above named project and find no conflicts with our interests. Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T.McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101•Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com 10/13/03 MON 13:20 FAX 503 591 0986 TVWD ENGINEERING [Z]001 \A--, fit REQUEST FOR COMMENTS CITY OFTIGARD . ) Community Develoruent ( ( ShapingA Better Community DATE: September 30,2003 TO: Tualatin VaIIey_Water District Administrative Offices FROM: City of Tigard Planning Division /.--- STAFF CONTACT: '1 Cl 'Brad Abby,Associate Planner 1x24341 Phone: (503)639-4111/Fax: 15031 084-7297 SITE DEVELOPMENT REVIEW ISDRI 2003-00006 > WATER TOWER PLAZA <4 REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION: 11580 SW 67th Avenue; WCTM 1 S136DD, Tax Lot 500. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land w,thin 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 1:he 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 - -wort and recommendation will be prepared and a decision will be rendered on the proposal in e near future. Tf, you wish to comment on this application, WE NE 'D YOUR COMMENTS BACK!la: OCTOBER 141 2003. You may use the space provided below or attach a separate letter to return your mments. 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 FOLLOW1NG:ITEMS THAT APPLY. 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: Name & Number of Person Commenting:3.-1' ) " ;i - A, 1502 S /y 44* REQUEST FOR COMMENTS CITTYO TIGARD Community cDeve(opment ShapingA Better Community DATE: September 30,2003 TO: Brian Blalock,Commercial Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24341 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00006 WATER TOWER PLAZA REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1 ,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. 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: OCTOBER 14, 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: X 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: n n 04 n LA 1-0 G I. /0 / 4 " 03 Akk REQUEST FOR COMMENTS CITY TOFTIJGARD Community(Development Shaping (Better Community DATE: September 30,2003 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: [5031 639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR]2003-00006 WATER TOWER PLAZA REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. 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: OCTOBER 14, 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: x 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: x.) 44,11/ 0(0 REQUEST FOR COMMENTS CITY OFTIGARD Community(Development ShapingA Better Community DATE: September 30,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: (503)639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR)2003-00006 WATER TOWER PLAZA REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. 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: OCTOBER 14, 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.: J!)R Don-( ,(r(‘'‘, . FILE NAME: WA'1E.e. TOk, Ct<. , CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South OWest ElProposal Descrip.in Library CIT Book CITY OFFICES _LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _WATER DEPT./Dennis Koellermeier,Public Works Mgr. �_ — CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager _PUBLIC WORKS/Matt Stine,Urban Forester PLANNER–POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*_ TUALATIN VALLEY FIRE&RESCUE • _ TUALATIN VALLEY WATER DISTRICT• _ CLEAN WATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powedines in Area) _OR.DEPT OF AVIATION IMonopole 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(DEC)) ODOT,REGION 1 * Anne LaMountain(IoAiuRe) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Phil Healy(ickuRB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(General Apps) 1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer icPA2cuiMS14 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(zCA)MS 15 Doria Mateja(zcA)MS 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice (s..Mw ror Area Contact) Of Project is Within V.Mile of a Transp 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(Sea M4p1.Ar..co,ucn Diana Carpenter IA,PSeaH.Mior99w) 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\rnasters\Request For Comments Notification List.doc (UPDATED: 17-Jul-03) (Also update:'i:\curpin\setup\labels\annexation_utdities and franchises.doc"when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING MAILING .14,1. CITY OF TIGARD Community(Development Shaping f7(Better Community I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;'Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-00006/WATER TOWER PLAZA ❑ 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 November 5,2003, and deposited in the United States Mail on November 5,2003, postage prepaid. =A. (Person that P parer-Notice) / STATE OEpqIE GOW ) County of Washington )ss. City of Tigard Subscribed and sworn/affir ed before me on the ( / day of /V61/ 14/16 ;V/i , 2003. ° AL J OFICI BENGTSON ? 'l NOTARY PUBLIC-OREGON NOT,RY PUBLIC OFD EGON 1 COMMISSION N0.368086 /��/j^� MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: / (/ l/ EXHIBIT, A NOTICE OF TYPE II DECISION SITE. DEY WPMENT REVIEW (SIGN).200 0000b CITY OF TIGARD WATER TOWER PLAZA eom��rL'nt S(taping,$ Cpmmunity 120 DAYS = 1/10/2004 SECTION I. APPLICATION SUMMARY FILE NAME: WATER TOWER PLAZA CASE NO.: Site Development Review (SDR) SDR2003-00006 PROPOSAL: The applicant is requesting Site Development Review to convert an existing 1,450 square foot single-family residence into offices in the Tigard Triangle. The property is 14,810 square feet in size. APPLICANT Water Tower Plaza OWNER: Attn: Dick Hartung or Timothy Leslie 11580 SW 67th Avenue Tigard, OR 97223 LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 1 OF 24 1 _ CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED ____...._....__._ 1 . All improvements shall be initiated within three months of this decision, and completed within six months to avoid court proceedings. 2. All construction shall be based on the public street and utility plan of 7/16/03. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 3. A Public Facility Improvement (PFI) permit is required for this project to cover half- street improvements and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 4. 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. 5. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the frontage of SW Baylor Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 34 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Baylor Street in a safe manner, as approved by the Engineering Department. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 2 OF 24 7. A profile of SW Baylor shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 9. The applicant's plans shall indicate that the existing building will be connected to the public sanitary sewer. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 10. The applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Baylor. 11 . Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. 12. The applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. 13. The applicant shall submit a revised parking plan that demonstrates compliance with Tigard Development Code (TDC) Chapter 18.765. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 14. Prior to final 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 final 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). 16. The applicant shall either place the existing overhead utility lines along SW Baylor underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,500.00 and it shall be paid prior to a final building inspection. 17. Prior to final inspection, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by Clean Water Services (CWS). 18. Prior to final inspection, the applicant's engineer shall provide a post-construction sight distance certification for this development. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 3 OF 24 SECTION III. BACKGROUND INFORMATION Site History: The site is a lot created by the West Portland Heights Subdivision, and was subsequently developed with a single-family residence. Staff conducted a search of City records for the subject property and did not find any other land use actions on file associated with the site. At this time, the applicant is occupying a structure that was illegally converted. To avoid court proceedings, the applicant has submitted this application to come into compliance with the City of Tigard's Community Development Code. Vicinity Information: The subject site is located on the northeast corner of the intersection of SW 67th Avenue and SW Baylor Street. The site is bordered on all sides by a mixture of uses permitted within the Mixed Use Employment (MUE) zoning. The subject site is surrounded by offices and a large water storage facility. Many of the homes in this particular neighborhood are being converted for commercial use. Site Information and Proposal Description: The site is relatively flat that gently slopes from east to west. The surrounding properties are characterized by commercial office developments, utilities and single-family homes located within the Mixed Use Employment zoning district. The applicant is proposing to convert an existing 1 ,450 square foot home into offices with associated improvements. The entire site is 14,810 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written or verbal comments from any neighbors about this application. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to convert a 1 ,450 square foot single-family residence into an office building on a 14,810 square foot lot located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; NOTICE OF TYPE II DECISION SDR2003-000061WATER TOWER PLAZA PAGE 4 OF 24 SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: Zoning Districts 18.520 Commercial Zoning Districts Applicable Development Code Standards 18.620 Tigard Triangle Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping�a��nd 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 18.360 Specific SDR Approval Criteria 18.810 Street and Utility Improvement Standards 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone, however, there is no previous record of this structure being legally converted to an office use. FINDINGS: The home was illegally converted to office. This application is to correct the illegal conversion and avoid court proceedings. The applicant submitted a revised plan titled the Public Street and Utility Plan dated 7/16/03. Compliance with the standards of the TDC was determined by review of this plan. CONDITIONS: All improvements shall be initiated within three months of this decision, and completed within six months to avoid court proceedings. All construction shall be based on the public street and utility plan of 7/16/03. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 on the following page. NOTICE OF TYPE H DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 5 OF 24 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMM_ ERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None 14,810 S.F. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 150 ft Minimum Setbacks -Front yard 0' min/10' max 18 ft -Side facing street on corner&through lots - 30 ft -Side yard 0/20 ft[1] 60 ft/30 ft -Side or rear yard abutting more restrictive zoning district - N/A -Rear yard 0/20 ft[1] 50 ft -Distance between front of garage & property line - - abutting a public or private street. Maximum Height 45 ft Pre-existing Maximum Site Coverage [2] 85% -48% Maximum Floor Area Ratio 0.4 .11 Minimum Landscape Requirement 15% -52% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area The location of the house does not meet the maximum 10-foot front yard setback as required by the Community Development Code; however, as a nonconforming structure, it can continue to be used as long as it is not enlarged or altered in such a way that increases the nonconformity. The applicant is not proposing to enlarge or alter either of the existing structures except for an interior remodel. As demonstrated in the narrative and the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied or are permitted as nonconforming. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 6 OF 24 • Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located at the intersection of SW 67th Avenue and SW Baylor, and has frontage on both streets. Both streets are classified as local streets in the Transportation System Plan. The applicant is required to make improvements to SW Baylor, and will contribute funds to the signalization of SW Dartmouth at two intersections. The shortest vehicle and pedestrian trip over public streets from the office to the nearest collector (SW 68t Parkway) is approximately 270 feet. The straight-line distance to the nearest collector is the same. Therefore, the performance option and design option are already 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. At .34 acres, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Neither SW 67th Avenue nor SW Baylor Street are classified as an arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is pre-existing. The applicant is not proposing to increase the size of this building. Therefore, the building location is nonconforming. However, as long as the building is not made more nonconforming, the code allows conversions in the Tigard Triangle to occur. This criterion is not applicable until the building is added onto or the site is redeveloped. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 7 OF 24 The existing conditions plan indicates that a combination of landscaping and a concrete walk are already located between the building and both public streets. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans indicate an entrance along SW Baylor. Although there is an existing sidewalk leading to the entrance, it is only 3 feet wide. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection between the entrance of the building and SW Baylor as required by the Tigard Development Code. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed site has frontage on two streets, and the building is pre-existing. The building is oriented towards SW 67`h Avenue and the applicant has proposed to utilize the existing driveway located on the side of the house. The parking is located on the side of the house. The parking area is separated from SW Baylor by an existing 5-foot landscaped buffer that the applicant has proposid to enhance by planting an evergreen shrub (Viburnum Tinus) and street trees. SW 67 Avenue is separated from the parking area by an existing 18-fo9t landscape buffer. The applicant is required to plant street trees along the frontage of SW 67 h Avenue. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the facade. Should any modifications be made, this standard will have to be satisfied. NOTICE OF TYPE II DECISION SDR2003-00006NVATER TOWER PLAZA PAGE 8 OF 24 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. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the nonconformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 2 entrances into the building. The applicant states in the narrative that the main entrance is protected with a four-foot roof overhang, and the second entrance also has a porch over it to provide the necessary weather protection. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is constructed of lap wood siding. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment to what is already pre-existing. A staff visit to the site was made and the only roof mounted equipment was a chimney and a few outlet pipes. This criterion is 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). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-000061WATER TOWER PLAZA PAGE 9 OF 24 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 not provided details for a sign nor identified a location for a sign at this time. Should the applicant choose to install signage for the office, the proposed signage would be required to meet this standard, and would be reviewed for compliance during the permitting of any proposed signage. This standard is not applicable 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 a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standard is not required. 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. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • The applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Baylor. • Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. NOTICE OF TYPE II DECISION SDR2003-00006M/ATER TOWER PLAZA PAGE 10 OF 24 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, 18.390, 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. Access, Egress and Circulation 18.705): 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 indicated that sight distance can be met. The applicant's engineer shall provide a post-development certification of adequate sight distance. The applicant has demonstrated on the revised plans that vision clearance standards can be met. The vision clearance areas will be reviewed again with the submittal of construction documents. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is not located within the influence area of a collector or arterial intersection. SW Baylor and SW 67t Avenue are classified as local streets; therefore, this criterion is not applicable. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The driveway is located approximately 130 feet from the centerline of SW 67th Avenue, thereby meeting this criterion. 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; An on site pedestrian walkway is present between the building entrance and SW Baylor, the street that provides access and egress. Walkways are connecting the developments within the right-of-way. This standard is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 11 OF 24 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; There are no walkways crossing the parking lots, and the sidewalk in the right-of-way will be constructed of concrete. None of the proposed crossings are greater than 36 feet in length. This standard is met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development is proposing access off of SW Baylor Street. That access is 30 feet wide with 24 feet of pavement. Therefore, this standard is met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicants plan indicates that the applicant will plant street trees (Callery Pear) along both right-of-ways spaced 30 feet apart. Callery Pears are an approved street tree, and the spacing standard of Chapter 18.745 is correct. Street tree placement will be reviewed again at the time that construction plans are submitted. Street trees will be required to be bonded for as part of the public street improvements. This criterion is satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding the subject property are zoned MUE, and developed as commercial office, or are in the process to be developed in that manner. According to Table 18.745.1 of the Tigard Development Code, no buffering is required except where the parking lot fronts a public street. This buffering is discussed in the following section. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 12 OF 24 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. As shown on the submitted plans, the parking that is visible from SW Baylor Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. This criterion is satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan indicates that the trash enclosure is screened by the back porch. Any expansion of the facility will require the addition of a masonry wall to enclose the facility; however, the current location meets the intent of the development code. This criterion is satisfied. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. 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. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 13 OF 24 The refuse container is proposed to be located adjacent to the existing porch. The proposed refuse container will not occupy any required parking stalls and screening is discussed previously in this decision. This criterion is satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: The applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is located directly adjacent to the building. This criterion is satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. This criterion is inapplicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 14 OF 24 This proposal is not considered a mixed-use project as it will contain solely office space. This criterion is inapplicable. 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 contains a total of 4 parking spaces. Therefore, this criterion is not applicable. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 4 parking spaces, therefore, one (1) van accessible ADA handicap space is required. The applicant's plans show an ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. 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. NOTICE OF TYPE II DECISION SDR2003-00006NVATER TOWER PLAZA PAGE 15 OF 24 Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping, but shows no indication of direction. If the applicant meets the conditions that are imposed at the end of this section, this criterion can be 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 stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has not provided the necessary wheel stops in the proposed design. This criterion is not satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8 feet wide and 18 feet deep. The narrative does not address the design standards. The applicants' proposal requires a minimum of 4 spaces. The applicant indicates that there will be 3 standard spaces and 1 van accessible space. The parking spaces fail to meet the dimensional requirements of the TDC Section 18.765.040. This standard is not satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Neither the site plan nor the narrative address bicycle parking. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide 1 bicycle space. This standard is not satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The proposal is for a 1,450 square foot office building. The applicants proposal requires a minimum of 4 spaces. The applicant indicates that there will be 3 standard spaces and 1 van accessible space. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 16 OF 24 Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, and the contradictions between the plans and narrative, the off-street parking and loading standards have not been satisfied; however, the property is large enough that the applicant can meet the requirements if the parking area is expanded. If the applicant complies with the condition listed below, the standards will be met. CONDITION: The applicant shall submit a revised parking plan that demonstrates compliance with TDC Chapter 18.765. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal j18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has indicated that there are two fruit trees on site. Both trees will be preserved during construction. There is no requirement to mitigate, and no work in the area of the existing trees. This criterion is satisfied. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 17 OF 24 C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (P(Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 rovision 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 a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. The site is relatively flat with no trees or slopes associated with the site. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are indicated on the applicant's plans. The Tigard Police have reviewed the proposal but offered no comments. Crime Prevention and Safety Standards are met. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 18 OF 24 The site has frontage on SW Baylor Street and SW 67th Avenue. There are no Tri-met transit routes on SW Baylor or SW 67 Avenue. The nearest Tri-met facility is on SW Dartmouth Street, which is over 1/4 mile away. Tri-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, the specific site development review standards are satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue and SW Baylor Street, which are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW for each street, according to the most recent tax assessor's map. The applicant should dedicate the 25 foot radius at the intersection. SW 67th Avenue and SW Baylor are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The applicant has proposed to construct the half-street improvements along SW Baylor Street, including the curb return aQd accessible ramp. They are not proposing any further half-street improvements along SW 67 Avenue. Staff concurs with this as the additional improvements would not meet the standards of rough proportionality. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant is proposing to construct sidewalks along the frontage of SW Baylor Street, including the curb return and handicap accessible ramp. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no identified bikeways on the Transportation Systems Plan adjacent to this proposal. This criterion is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 19 OF 24 This criterion is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. As was stated previously, this criterion is not applicable. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has indicated that the development is not currently connected to the public sewer, but that the development will connect to an existing sewer stub in SW 67 Avenue. This criterion is satisfied. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainageways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). 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. Detention is required when the new impervious surface area exceeds 5,000 square feet. The new impervious surface area for this development is 880 square feet, therefore detention is not required. A fee-in-lieu will be required. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 20 OF 24 Utilities: Section 18.810.120 states that all utility lines,. but not limited to those required for electric, communication lighting and cable television services and related facilities shall be placed underground,excepi for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Baylor Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100 lineal feet; therefore the fee would be $3,500.00. If power is taken off of SW 67th Avenue the frontage is 150 lineal feet and the fee would be $5,250.00. The applicant will have to provide the engineering department with information showing where they will be taking power so that the appropriate fee can be determined. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering provided a Traffic Impact report, dated February 7, 2003. They concluded that a 1,450 sf office buildin will generate two trips during the weekday peak hour, which is one additional trip compare to the current use. They also concluded that the intersections at 72 /Dartmouth and 68 /Dartmouth would not be impacted by these trips. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant will have to contact TVWD for review and approvals of any proposed water service. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the 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. The new impervious surface area does not exceed 1,000 square feet; therefore an on-site water quality facility is not required. A fee-in-lieu will be required. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 21 OF 24 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. No grading is proposed. This criterion is inapplicable at this time. E. IMPACT STUDY (18.390) Section 95.360.090 states, " 1 he 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 stales that when a condition of approval requires the transfer to the public of an interest in real poroperty, 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 $2,980.45. 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 $9,313.90 ($2,980.45 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 $6,333.45. The Tigard Development Code requires that all new developments have access to streets that meet City of Tigard standards. For this reason, the applicant has proposed to make half street improvements along 111 feet of frontage of SW Baylor Street. The applicant is required to dedicate enough area to bring the curve radius to 25 feet at the intersection. This area is roughly 400 square feet or less. At $15 a square foot, the value of the right-of-way is estimated at $6,000. Total impacts $9,313 Less TIF $2,980 Less r-o-w dedication $6,000 Total Unimitigated impacts 333 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 22 OF 24 SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and has no objections to it. All work shall be coordinated with the building division for building conversion. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. SECTION IX. AGENCY COMMENTS Tualatin Valley Water District has reviewed the proposal and stated that there are no concerns or objections with the project. Tualatin Valley Fire and Rescue has reviewed the proposal and stated that there are no concerns or objections with the project. Clean Water Services has reviewed the proposal but did not offer any comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 5, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 21, 2003 UNLESS AN APPEAL IS FILED. Ape�al: 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 NOVEMBER 20, 2003. NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 23 OF 24 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. November 5, 2003 PREPARED BY: Brad Kilby DATE Associate Planner - 6-t November 5, 2003 APPROVED BY: Richard Bewersdo DATE Planning Manager NOTICE OF TYPE II DECISION SDR2003-00006/WATER TOWER PLAZA PAGE 24 OF 24 • OEO3A•iwLC 'viONMATION SYSTEM Ar i VICINITY NAP N \ y SDR2003-00006 WATER TOWER PLAZA . L A ST s.w. III iiii 1■ i • ' I vs..,, i ..R RR ST AYL R ,:E r ...-,( III r, ,;, ‘.> ---' -- --+-_____, �pp S.W.SOUTHVIEW, 5T. �� ,� �'� Tlgurd MN Mip i � CLINTON ST ' k N I3___________. I vi I L. a 100 zoo 300 400 Feet j I 1"=310 feet lip 'DARTMOUTH • 2 fn r7 (I ,i( City of Tigard i 1. ____....-\\\\ sOUGs ST InlpmtagOn on this map is for general location only and should�verified with the Developmem Services Division. [ 1 13125 SW Hall Blvd 1 I I Tigard.OR 67223 SW DOUGLAS DR (503)6394171 I I /.� http'./Mww.ci.ligard.or.us Community Development Plot date: Sep 30,2003;C:\magic\MAGIC03.APR . , ' . irlelk. Z i I I 1 1 0 i (/) ur 1 AXLOT 0 t Z r 400 ur i > , 0 --i .144 -4--aks 3/4' • 0 Z t, ! TAXLOT OUT Z 500 BLDG 1450 SF Z OFFICE < $AO T L._;___- ....i a. I 1 i; 1 1 ; i ,.,.., ( ; re • ' - I )--- _ 4::t 1.4,- E ' .2.......„...„...-. 0 E „ _>--_,- - 0 s., ,.„.,..,.-_---.--------- > 1 i ,....-- ---- LL > .. : . TAXLOT 0 I 1- ------ DITCH, 600 E t'LET; \ \--, 'RCP°. r- 1 ROW ›- • 1\ El i 0 -\. DEDICA 6, F- co \ II e 25' r 0 e \ „,■_ EXIST DA,/ ..F1E \' q PROPOSED SW __-- EXITS DITCH _ i ° E; c p'rc›P ": 'al le-MIST STORM \Aviv ----- sXIST. SIDEWALK \ I I :2'EMT STOVI 12' CCP w TWD 2' w L W W 1..0 --- ----W W 11' 7 TVWD W W w D 8' MTR _ _ -W -CL SW BAYLOR STREET o r--: I 1 I 6' CI TVWD CITY OF TIGARD t . , SDR2003-00006 S 11-TIE PLAIN WATER TOWER PLAZA (Map is not to scale) N EXHIBIT A Richard Hartung & Leslie Timothy SDR2003-00006 11580 SW 67th Avenue WATER TOWER PLAZA Tigard, OR 97223 • AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping,a Better Community I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) E3 NOTICE OF DECISION FOR: SDR2003-00006/WATER TOWER PLAZA ❑ 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 November 5,2003, and deposited in the United States Mail on November 5,2003, postage prepaid. •/ • / • re . .�...:� (Person ..- 'rep notice) STATE Off'OcEGON ) County off Washington )ss City of ward ) Subscribed and sworn/affir ed before me on the /41 day of /\/6171/bV , 2003. 1 OFFICIAL SEAL • J BENGTSON NOTARY PUBLIC-OREGON 110T.R 'OBIIC I F I 'EGON COMMISSION NO.368086 /69--7/°7 MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: • EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT di. 411 CITY OF TIG ARD RE 3 WATER TOW R PLAZA s+p.i Community 120 DAYS = 1/10/2004 SECTION I. APPLICATION SUMMARY FILE NAME: WATER TOWER PLAZA CASE NO.: Site Development Review (SDR) SDR2003-00006 PROPOSAL: The applicant is requesting Site Development Review to convert an existing 1 ,450 square foot single-family residence into offices in the Tigard Triangle. The property is 14,810 square feet in size. APPLICANT Water Tower Plaza OWNER: Attn: Dick Hartung or Timothy Leslie 11580 SW 67th Avenue Tigard, OR 97223 LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice :hereby given that the City of Tigard' Community Development Direr's des APPROVED tine above request subject tattenain conditions of a Vey The findings'and ncl r ;s on which the decision is based are noted in the full deci rr,available' Kali, THIS APPROVAL SHALL BE VALID:FOR MONTHS FROM THE`EFFECTIVE DATE. F THIS;DEasiolt All documents and applicable criteria in thc above-rioted fiic 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 NOVEMBER 5, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 21, 2003 UNLESS AN APPEAL IS FILED. Apptea li The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 20, 2003. I Questions: For further information please contact the Planning Division Staff Planner, B rad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. iGliY nl TIGARD -- ,m!■ VICINITY MAP IBM I r- _ ��M=•� SDR2003-00006 WATER TOWER PLAZA / •Iiirl.: 1 , . .,t c. A ST to - H 1 ra f_Firl. �yl ST - ......m.....' W.a0yn1AlVI aT. 1 111 (7g i INN C NTP 1� si7 I -F a„�-■ I .W .a.,. R 1 Ara DARTMOUTH BT liii 1.:. n . :- I l l 1 1 w. , w== Z 1, , ; IAXLOT hi I 400 5_ I ' x v C9 Z 7 TAXLOT OUT Z 1450 SF 500 OLOX Z t j OFFICE 4 0.011'1 J I / o cc ~ / 0— TAXC 0 I Dlr.114, !411; , RDV 600 } a I s IN ` 25 V I . I �� ,04 COST q ,° J∎ comas= _-1Riv- } i ,' �- EXIST DITCH ._ PROPOSED SV �: �,,,�IST,MIL-14U( I `z owl m.. -----I — FP „ TVD 12' M — — w w W w8 MTR SW BAYLOR STREET c r. 6'CI TVVD CITY OF TIGARD I OR2003-00006 se-r-E PLAN WATER TOWER PLAZA (Map is not to scale) • • 1S136DD-03800 1S136DD-01000 EXHIBIT J CASEY EDWARD L JR& JOHNSEN BRADLEY S&LAURA C CASEY PATRICK D FAMILY TRUST BY COMMERCIAL REALTY MGMT GRP BY BRADLEY S/LAURA C JOHNSEN TRS PO BOX 1898 PO BOX 762 CLACKAMAS,OR 97015 BEAVERTON,OR 97075 1 S136DD-00800 1 S136DD-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S1 36DD-03900 1 S 136D D-00700 GOOLD PHILIP A&REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 S 136DD-04000 1 S 13600-00801 G D PHI A&REBECCA J MERCER ROSS L&VICKI L 41 CH DOWNS 11535 SW 67TH OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136DD-00200 1 S 136DD-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1 S 136DD-01300 1 S 136DD-02890 GSP LLC MOORE GLENN L AND SHARON L 2197 MARYLWOOD CT 11710 SW 69TH AVE WEST LINN,OR 97068 TIGARD,OR 97223 1S 1360D-00900 1S 136DD-02800 GSP LLC& M RE NN L AND SHARON L MALCOM&SHARON ESLINGER LLC 1171 69TH AVE 2197 MARYLWOOD CT ARD,0 223 WEST LINN,OR 97068 1S 1360 D-00500 1 S 136DA-02300 HARTUNG RICHARD& OREGON EDUCATION ASSN LESLIE TIMOTHY J 6900 SW ATLANTA ST 11580 SW 67TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-03301 1 S136DA-00101 HUG RICK L&JANETTE OREGON STATE OF PUBLIC 1152 SW TROON EMPLOYEES'RETIREMENT FUND LAKE OSWEGO,OR 97034 11410 SW 68TH PKWY TIGARD,OR 97223 1 136DD-03300 1 S1 E31 CCO260 HU &JANETTE OREGON STATE OF(DEPT OF TRANS 1152 N 9200 SE LAWNFIELD RD E OSWEGO,OR 97034 CLACKAMAS,OR 97015 • 1 S 1 1 CCb250 1 S 136DD-02600 OREGO E OF(DEPT OF TRANS SMITH DEAN W& 9200 A FIELD RD SMITH JO ANN MONDELLI TRS CKAMAS,O 97015 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1S1E31CCO244 1S136DD-03200 OR s• ATE OF(DEPT OF TRANS STROJNY JUDY LORRAINE& 9200 • k IELD RD BALDWIN DIANE LOUISE CKAMAS,OR 97015 555 CHESTERTOWN ST GAITHERSBURG,MD 20878 1S1E31CCO230 1S136DD-03290 O N TE OF(DEPT OF TRANS S JNY JUD ORRAINE& 9200 NFIELD RD BALD NE LOUISE CKAMAS, 97015 555 S TOWN ST THERSBUR ,MD 20878 1 E31CB0320 1 136DA-0240 ORE ST OF(DEPT OF TRANS TIG Y OF 9200 S IELD RD 1312 LL C KAMAS,OR 97015 TIGARD,OR 97223 151E31CCO270 1S136DD-00600 OR N ATE OF(DEPT OF TRANS TIGARD WATER DISTRICT THE 9200 WNFIELD RD 8777 SW BURNHAM ST CKAMAS, 97015 TIGARD,OR 97223 1 S 136DD-04100 PNWP LLC#2 9665 SW ALLEN BLVD#115 BEAVERTON,OR 97005 15 6DD-03400 PNW 9665 AL BLVD#115 AVERTON,OR 97005 1 S136DD-01100 RHEE PYUNG NAI&SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-03001 R T GORDON C& ROO ILM ROOTJ B 199 W C OLE RD ERWOOD,0 97140 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 , lek AFFIDAVIT OF MAILING •II CITY OF TIOARD Community rDevefopment Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-00006/WATER TOWER PLAZA f , AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on September 30,2003, and deposited in the United States Mail on September 30,2003, postage prepaid. M ∎A . i7‘6 Afir (Pe:nth. 're•'rrd Totic•) I STATE OE OEGON ) County ofWas ington )ss. City of igard y Subscribed and sworn/ d before me on the / 7 day of ` / eVON � i , 2003. OFFICIAL SEAL O ` - J BEN(3?SON COMM �,UgLIC'OREGON DT R FIB LIC OF,OREGON`) 4 TIMISSION N0.368086 l MY COMMISSIONEtiti �ti 1 My Commission Expires: / 7/o7 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. PENDING ►►, NOTICE OF P G LAND US E APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community cDeve(opment SFiaping,l Better Community DATE OF NOTICE: September 30, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00006 Type II Land Use Application FILE NAME: WATER TOWER PLAZA PROPOSAL: The applicant is requesting Site Development Review approval to convert an existing 1,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. 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: 11580 SW 67`h Avenue; WCTM 1S136DD, Tax Lot 500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 14, 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171, or by e-mail to bradlev 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 NOVEMBER 3, 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." r— i c NE ‘mEzIggs. I . , victim IW \ Wit SDR2003-00006 111111M_ WATER TOWER PLAZA J .1 ST Ului.. ------ MI PRI L / I i NMI W 1111 <M SAYLOR ST �L_ .i V _____ 1 ' sil I on.. 1 _,,,,,„� __) .., ...I, , „....,.., _....,,, f (-- / i �i sir 5 , „, C INT I ST ` T 111_t1 . — „. _ Ill: , Lw I City of Ti lN r DARTMOUTH Sr _aoYw _sr) ,..fir �..'..•...wr..�.w.. i w so..... •• ∎∎.m o _1-7-7---,__ ....r•...w+.. — - 1 136DD-03800 1 S 136DD-01000 EXHIBIT, 13 CASEY EDWARD L JR& JOHNSEN BRADLEY S&LAURA C CASEY PATRICK D FAMILY TRUST BY COMMERCIAL REALTY MGMT GRP BY BRADLEY S/LAURA C JOHNSEN TRS PO BOX 1898 PO BOX 762 CLACKAMAS,OR 97015 BEAVERTON,OR 97075 1 S 136DD-00800 1 S 136DD-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136D D-03900 1 S 136DD-00700 GOOLD PHILIP A&REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 S 136D D-04000 1 S 136DD-00801 G D PHI A&REBECCA J MERCER ROSS L&VICKI L 41 CH DOWNS 11535 SW 67TH OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136DD-00200 1 S 136DD-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1 S 136DD-01300 1 S 136DD-02890 GSP LLC MOORE GLENN L AND SHARON L 2197 MARYLWOOD CT 11710 SW 69TH AVE WEST LINN,OR 97068 TIGARD,OR 97223 1 S 136DD-00900 1 S 136DD-02800 GSP LLC& M RE NN L AND SHARON L MALCOM&SHARON ESLINGER LLC 1171 69TH AVE 2197 MARYLWOOD CT ARD,0 223 WEST LINN,OR 97068 1 S136 DD-00500 1 S 136DA-02300 HARTUNG RICHARD& OREGON EDUCATION ASSN LESLIE TIMOTHY J 6900 SW ATLANTA ST 11580 SW 67TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DD-03301 1 S 136DA-00101 HUG RICK L&JANETTE OREGON STATE OF PUBLIC 1152 SW TROON EMPLOYEES'RETIREMENT FUND LAKE OSWEGO,OR 97034 11410 SW 68TH PKWY TIGARD,OR 97223 1 136DD-03300 1 S1 E31 CCO260 HU C &JANETTE OREGON STATE OF(DEPT OF TRANS 1152 N 9200 SE LAWNFIELD RD L E OSWEGO,OR 97034 CLACKAMAS,OR 97015 131 1CC6250 1S136DD-02600 OREGO E OF(DEPT OF TRANS SMITH DEAN W& 9200 FIELD RD SMITH JO ANN MONDELLI TRS CKAMAS,0 97015 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 1 E31 CCO24 1 S 136D D-03200 OR ATE OF(DEPT OF TRANS STROJNY JUDY LORRAINE& 9200 L IELD RD BALDWIN DIANE LOUISE CKAMAS,OR 97015 555 CHESTERTOWN ST GAITHERSBURG,MD 20878 1S1E31CCO230 1S136DD-03290 O N TE OF(DEPT OF TRANS S JNY JUD ORRAINE& 9200 NFIELD RD BALD NE LOUISE CKAMAS, 97015 555 S TOWN ST THERSBUR ,MD 20878 1 E31CB0320 1 136DA-0240 ORE ST OF(DEPT OF TRANS TIG Y OF 9200 S IELD RD 1312 LL C KAMAS,OR 97015 Tj ARD,OR 97223 1 S 1 E31 CCO270 1 S136DD-00600 OR N ATE OF(DEPT OF TRANS TIGARD WATER DISTRICT THE 9200 WNFIELD RD 8777 SW BURNHAM ST CKAMAS, 97015 TIGARD,OR 97223 1 S 136DD-04100 PNWP LLC#2 9665 SW ALLEN BLVD#115 BEAVERTON,OR 97005 1S 60D-03400 PNW 9665 AL BLVD#115 AVERTON,OR 97005 1S136DD-01100 RHEE PYUNG NAI&SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S136DD-03001 R T GORDON C& ROO ILM ROOTJ B 199 W C OLE RD ERWOOD,0 97140 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18,2002 4' AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2003-00006 Land Use File Name: WATER TOWER PLAZA I, Brad Kilby, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) ' `SO vr-: and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the _ day of 5a 4,6bcl - , 2003. Signature of Person Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. , , ,, c4-o6e � Subscribed and sworn/affirmed before me on the ) da y of Q , 20 c 3 . I1' r, OFFICIAL SEAL - V; 3"3 KRISTIE J PEERMAN ..;:i NOTARY PUBLIC-OREGON �1` COMMISSION NO.370962 NOTA Y PUBL OF OREGON MY COMMISSION EXPIRES JULY 28,2007 My Commission Expires: h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc WATER TOWER PLAZA -- SITE DEVELOPMENT REVIEW (SDR) 2003 -00006 REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1 ,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION : 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. 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, 18.75E 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Brad Kilby, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. I a / CITY of TIGARD■ GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP \ _y SDR2003-00006 awP . 1 WATER TOWER PLAZA I ______________ _______7________ i :. A ST s.w.4111 , . �� W > .N i °■ a � BAYLOR ST 1 1 .._________ , .W Q III i a 1 QT�rt` _: _-.. BON ti. la III 1 S.W.SOUTHVIEw ST. )' 1 ./ Tgard Arad Ma 0 z iN CLINTON ---• ST ■ ■ N 3______________ I 0 100 200 300 400 Feet .1101 IT" LI CD 1"=310 feel 3 cD vi t*". AileAtil City of Tigard S.W. DOUGLAS ST. DARTMOUTHST Information on this map is for general location only and / should be verified with the Development Services Division. I 13125SW Hall Blvd , n Tigard,OR 97223 SW DOUGLAS DR (503)639-4171 �∎ -_ http://vnew.ci.tigardor.us Community Development Plot date:Sep 30,2003;C:\magic\MAGIC03.APR rn 3 CITY of TIGARD vi II GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED 500 FEET r- �n SDR2003-00006 I I s.w. * WATER TOWER PLAZA v, 3 vi / ISI100A01100 ISI360A00101 SITE `....,A.c, \ i I 1 61 41 E ` 1 ST ;�p� k4' ■ Mi.,MN ....... A . n7 enco imi .4, �I a 11211111111111 S , 31,„,3 Q\ Tlpaltl Area Map I OR ST 1 4' II i Iji OPI ir IS 1"1 BB ----� 1\ III 33333!8 . 18''718''!88 7,1, Rrrsrmm',Q� ------- 0 100 _200 300 400 Feet _ ■ 11''1331!13 - I 11111 1111 3''3321 e 11160001460 �_ 1"=310 feet . '4 S.W.SOUTHVIEW ST. ti o i Z 1 LINT ST Ilk ;Alky 1 F 101 ' N ----_ City of Tigard i rI Information on this map is for general location only and 0) CO CO 7T- should be verified with the Development Services Division. 13125 SW Hall Blvd ]ii Tgard,OR 97223 — vj (503)639-4,7, i . 1 r`_ nl�:r/www.ci.tgaro.or.us Community Development Plot date:Sep 30,2003;C:\magic\MAGIC03.APR 1S136DD-03800 , 1S136DD-01000 CASEY EDWARD L JR& JOHNSEN BRADLEY S&LAURA C CASEY PATRICK D FAMILY TRUST BY COMMERCIAL REALTY MGMT GRP BY BRADLEY S/LAURA C JOHNSEN TRS PO BOX 1898 PO BOX 762 CLACKAMAS,OR 97015 BEAVERTON,OR 97075 1S13600-00800 1 S 136D D-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 D D-03900 1S13600-00700 GOOLD PHILIP A&REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 S 1360 D-04000 1 S 136 D D-00801 G D P H A&REBECCA J MERCER ROSS L&VICKI L 41 CH DOWNS 11535 SW 67TH OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136 D D-00200 1 S 136D D-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1 S 136 D D-01300 1S13600-02890 GSP LLC MOORE GLENN L AND SHARON L 2197 MARYLWOOD CT 11710 SW 69TH AVE WEST LINN, OR 97068 TIGARD,OR 97223 1 S 136DD-00900 1 S 136DD-02800 GSP LLC& M RE NN L AND SHARON L MALCOM&SHARON ESLINGER LLC 1171 69TH AVE 2197 MARYLWOOD CT T. ARD,0 223 WEST LINN,OR 97068 1 S 136DD-00500 1 S 136DA-02300 HARTUNG RICHARD& OREGON EDUCATION ASSN LESLIE TIMOTHY J 6900 SW ATLANTA ST 11580 SW 67TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 D D-03301 1 S 136 DA-00101 HUG RICK L&JANETTE OREGON STATE OF PUBLIC 1152 SW TROON EMPLOYEES'RETIREMENT FUND LAKE OSWEGO,OR 97034 11410 SW 68TH PKWY TIGARD,OR 97223 1S136DD-03300 1S 1 E31 CCO260 HU C &JANETTE OREGON STATE OF(DEPT OF TRANS 1152 N 9200 SE LAWNFIELD RD L E OSWEGO,OR 97034 CLACKAMAS,OR 97015 1S1 1CCO250 1S136DD-02600 OREGO • • E OF(DEPT OF TRANS SMITH DEAN W& 9200 ' A ..FIELD RD SMITH JO ANN MONDELLI TRS •CKAMAS, O' 97015 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1S1E31CCO24 1S136DD-03200 ORE ATE OF(DEPT OF TRANS STROJNY JUDY LORRAINE& 9200 L IELD RD BALDWIN DIANE LOUISE CKAMAS, OR 97015 555 CHESTERTOWN ST GAITHERSBURG, MD 20878 1S1E31CCO230 1S136DD-03290 OR .•IN •TE OF(DEPT OF TRANS ST' •JNY JUD ORRAINE& 9200 ' • NFIELD RD BALD 1 •NE LOUISE •CKAMAS, • 97015 555 S - -TOWN ST - THERSBUR , MD 20878 1 E31CB0320 1 136DA-0240 ORE ST: OF(DEPT OF TRANS TIG Y OF 9200 S •v.' IELD RD 1312 LL C KAMAS,OR 97015 TIARD,OR 97223 1 S 1 E 31 CCO270 1 S 136 D D-00600 OR N ATE OF(DEPT OF TRANS TIGARD WATER DISTRICT THE 9200 WNFIELD RD 8777 SW BURNHAM ST CKAMAS, 97015 TIGARD,OR 97223 1 S 136DD-04100 PNWP LLC#2 9665 SW ALLEN BLVD#115 BEAVERTON,OR 97005 is 6DD-03400 PNW 9665 AL BLVD#115 AVERTON, OR 97005 1 S 136 D D-01100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1S1 36DD-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD, OR 97140 1 S 136 D D-03001 RC•IT GORDON C& ROO ILMA ROOT J B 199 . WC -OLERD •ERWOOD,0 • 97140 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 APPLICANT MATERIALS OFFICE CONVERSION AT 11580 SW 6 A VENUE CITY OF TIGARD SITE DEVELOPMENT REVIEW APPLICATION SUPPORT INFORMATION OWNER/APPLICANT WATERTOWER PLAZA 11580 SW 67th Avenue Tigard, Oregon 97223 February 25, 2003 Revised June 13, 2003 OFFICE CONVERSION— 11580 SW 67th AVENUE SUPPORT INFORMATION TABLE OF CONTENTS DATA SUMMARY AND REGULATIONS SECTION 1 IMPACT STUDY SECTION 2 COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION 3 DEVELOPMENT REVIEW PLANS SECTION 4 ENCLOSED(1 copy each) APPLICATION, INCLUDING FEE PRE-APPLICATION NOTES VESTING DEEDS NEIGHBORHOOD MEETING INFORMATION LAND USE APPLICATION CHECK LIST CLEANWATER SERVICES— SENSITIVE AREA PRE-SCREENING SITE ASSESSMENT ENCLOSED(2 sets) ADDRESSED STAMPED ENVELOPES OFFICE CONVERSION- 11580 SW 67th AVENUE SECTION 1 DATA SUMMARY & REGULATIONS PROJECT DATA Owner/Applicant Watertower Plaza 11580 SW 67th Avenue Tigard, Oregon 97223 Phone: 503-624-7714, Fax: 503-639-5523 Contact: Dick Hartung Traffic Engineer Lancaster Engineering Union Station, Suite 206 Portland, Oregon 97209 Phone: 503-248-0313,Fax: 503-248-9251 Contact: Tom Lancaster Property Location 11580 SW 67th Avenue, Tigard,OR 97223 Property Description Tax Map 1 S 1 36DD,Tax Lots 301,400 & 500 Site Size 0.34 acres Zoning City of Tigard,MUE Existing Use of Property One house with an area of 1,450 square feet. Proposed Use of Property One office building with an area of 1,450 square feet. REGULATIONS Applicable chapters and sections of the Tigard Community Development Code(TCDC)are as follows: 18.360 Site Development Review 18.370 Variances and Adjustments 18.390 Decision Making Procedures/Impact Statement 18.520 Commercial Zoning Districts 18.620 Tigard Triangle Design Standards 18.705 Access/Egress/Circulation 18.725 Environmental Performance Standards 18.745 Landscaping& Screening Standards 18.755 Mixed Solid Waste and Recyclable Storage 18.760 Nonconforming Situations 18.765 Off-Street Parking/Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street&Utility Improvement Standards 1-1 OFFICE CONVERSION- 11580 SW 67th AVENUE SECTION 2 IMPACT STUDY GENERAL The proposal is convert the existing 1,450 square foot single-family house into a 1,450 square foot office building. The site work proposed is additional parking and landscaping to meet City requirements. TRANSPORTATION Lancaster Engineering performed a traffic impact study for the proposed Office Conversion. The report of that study is included as part of this Impact Study. DRAINAGE There is a storm sewer in SW 67th Avenue along the length of the property. The additional impervious area proposed is less than 5,000 square feet and is exempt from the Clean Water Services/City requirement for water quality and the additional runoff will have a minimal impact on the existing storm drainage system. PARKS The nearest park facility is Cook Park, approximately three miles southwest of the site. Cook Park is a regional facility that provides numerous recreational pursuits including access to the Tualatin River. The proposed office use will have a lesser impact on the park system than a single family residence. WATER SYSTEM Potable water is presently being provided by the Tualatin Valley Water District. There will be less demand on the system from the proposed office use than that by a single family residence. SANITARY SEWER There is an existing sanitary sewer service stubbed out to the property from the main in SW 67th Avenue. The office will be connected to this service line. The main in otn Avenue has adequate capacity to serve the proposed office building. NOISE The proposed office will use be compatible with the surrounding neighborhood. le, RECEIVED . 0 2003 • 1 engineering February 7, 2003 Dick Hartung LHL Construction 11580 SW 67th Avenue Tigard, OR 97223 Dear Mr. Hartung: As required by the City of Tigard, I have reviewed the traffic impact of the conversion of a house to office use. The house is located in the northeast quadrant of the intersection of 67th Avenue and Baylor Street in Tigard. The building, which was previously used as a single- family dwelling, has been converted to an office use. I understand that the building is 1450 sq ft in size. To estimate the trip generation of the building both before and after conversion to an office, trip rates from the TRIP GENERATION handbook, 6th Edition, published by the Insti- tute of Transportation Engineers, were used. Trip rates for ITE land-use code 210, Single- Family Detached Housing, and land-use code 715, Single-Tenant Office Building, were ap- plied. The TRIP GENERATION handbook indicates that a single-family house will generate one trip during a weekday evening peak hour. A 1450 sq ft office building will generate two trips during a weekday peak hour. This means that the conversion of the building from resi- dential to office use will generate a net increase of one trip during the evening peak hour. Based on the trip data in the handbook, the additional trip will be an exiting trip. The trip gen- eration calculations are attached to this letter. The assignment of the additional trip to the adjacent street network is highly speculative because it cannot be assigned to more than one route, but a reasonable assumption would be that it would be destined to the north on Interstate 5. This assumption was made because al- though there are residential areas in all directions, the highest number of residences is to the north. A trip from the site to Interstate 5 northbound would most likely use Baylor to the west, 68th to the north, and Haines (Atlanta) to the east. This means that the only major inter- section to be impacted by this additional trip would be the 68th/Haines intersection. The impact RECEIVED FEB 1 0 2003 Dick Hartung February 7, 2003 Page 2 on the intersection level of service of one additional trip would, of course, be too small to be measurable or calculable. If there are any questions regarding this review or if any additional information is needed, please let me know. Yours truly, Tort R. . ler, PE Principal �ERk P R otes W�\� Va�,4 NFF'9 A 8 � . „OREGON s VI ck,, ��qG�Y 22.�91GP� 3R. LAN RECEIVED FEB 1 0 2003 TRIP GENERATION CALCULATIONS • Land Use: Single Tenant Office Building Land Use Code: 715 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 1.45 AM PEAK HOUR PM PEAK HOUR Trip Rate: T=1.8 Trip Rate: T=1.7 Enter Exit Total Enter Exit Total Directional Directional Distribution 0.89 0.11 Distribution 0.15 0.85 Trip Ends 1. .. . . .. Trip Ends INIE < » >:s: i; » > «: WEEKDAY SUNDAY Trip Rate: T=11.6 N/A Enter Exit Total Enter Exit Total Directional Directional Distribution 0.5 0.5 Distribution 0.5 0.5 Trip Ends Eiragnalelliall Trip Ends <> >.::"�> <;�<;`:• .....:.::. Source:TRIP GENERATION,Sixth Edition RECEIVED FEB 1 0 2003 • TRIP GENERATION CALCULATIONS Land Use: Single-Family Detached Housing Land Use Code: 210 Variable: Dwelling Units Variable Value: 1 AM PEAK HOUR PM PEAK HOUR Trip Rate: 0.75 Trip Rate: 1.01 Enter Exit Total Enter Exit Total Directional Directional Distribution 25% 75% Distribution 64% 36% ..::: : ........ Vi::.f : $: f . Trip Ends :<: £ten <> . . : . n« Trip Ends :.....:: ..... .................:... ...................... WEEKDAY SATURDAY Trip Rate: 9.57 Trip Rate: 10.09 Enter Exit Total Enter Exit . Total Directional Directional Distribution 50% 50% Distribution 50% 50% Trip Ends ANAMMENVE MINE Trip Ends SI Source:TRIP GENERATION,Sixth Edition OFFICE CONVERSION - 11580 SW 676 AVENUE SECTION 3 COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.360—SITE DEVELOPMENT REVIEW 18.360.090 Approval Criteria—A-9 Comment: Exterior lighting is to be located per the office conversion site plan. Lighting is to be directed so as to not leave the site. Light will be sufficient to provide law enforcement the ability to safely enter and inspect the premise. Chapter 18.370—VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section Comment:An adjustment to allow dedication for a 15-foot property line radius at the corner of SW 67`x' and SW Baylor Street rather than the 25 foot requirement is hereby requested. The reason for the request is that the existing driveway and building location make a 25 foot radius impractical. The 25-radius would encroach into the driveway and would be eliminate the handicap parking proposed for that corner because of the reduced distance to the building. This proposed office transition is the first step in the overall plan for the property. The ultimate plan is to replace the existing structure with a new office building on the north portion of the property. At that time the landscaping will be reconfigured and a 2S foot radius dedication will be easily accomplished. Chapter 18.390—DECISION MAKING/IMPACT STUDY 18.390.040 Type II Procedure Comment: The proposed office conversion application is being submitted under a Type II procedure. The Applicant met with the City staff in a pre-application conference on November 11, 2002 as required by this Section and is providing the submittal information required. The Impact Study is Section 2 of this support information. Chapter 18.520—COMMERCIAL ZONING DISTRICTS 18.520.020 List of Zoning Districts 3-1 F. 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. A wide range of uses, including but not limited to community recreation facilities, religious institutions,medical centers, schools,utilities and transit-related park-and-ride lots, are permitted conditionally.Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. Comment: The subject property is within the MUE—Mixed-Use Employment Zoning District. The proposed office conversion complies with the District standards as follows: 18.520.030 Uses Comment: The proposed office building is an outright as shown in Table 18.520. 18.520.040 Development Standards Comment: The proposed office conversion will meet the applicable development standards for the MUE District as set forth in this section. Chapter 18.620—TIGARD TRIANGLE DESIGN STANDARDS Comment: The proposed office conversion will meet the applicable Tigard Triangle Design Standards as set forth in this section. Chapter 18.705—ACCESS, EGRESS. AND CIRCULATION 18.705.030 General Provisions J. Minimum Access Requirements for Commercial and Industrial Use 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL INDUSTRIAL USES Required Minimum Minimum Access Minimum Parking Number of Width Pavement Spaces Driveways Required 0-99 1 30' 24' curbs required 3-2 100+ 2 30' 24' curbs required or 50' 40' curbs required 1 Comment:As shown on the Site Plan there is an existing driveway into the property from SW Baylor Street. This driveway will be upgraded to meet the requirements of this Section. Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS Comment: The proposed office conversion will meet all federal and state environmental laws, rules and regulations as well as those of the City of Tigard. Chapter 18.745—LANDSCAPING & SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. Comment:Applicant will install seven (7)street trees per the office conversion plan. Street trees to be a minimum 2-inch caliper Callery Pear(pyrus calleryana). 18.745.050 Buffering and Screening Comment:Applicant will install trees and shrubs to screen the parking areas per the office conversion site plan. Screening at the parking area to be Viburnum Tinus Spring Bouquet. This hedge-like shrub, when combined with the street trees, is intended to significantly screen the parking areas. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE Comment:Applicant will continue interval pickup service with Pride Disposal. Garbage will be collected once a week Lawn debris will be collected every other week Recycled goods will be collected on request. Garbage containers will be stored in a screened area at side of the building next to the rear entrance. This area will be approximately 20 square feet. Chapter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS Comment: The offsite parking requirements are 2.7 spaces per 1000 square feet of office space. The proposed area of the office is 1,450 square feet. This results in 4 spaces. As shown on the Site Plan four spaces are proposed, three regular and one handicapped. Chapter 18.790—TREE REMOVAL 3-3 Comment:No tree removal is proposed. As shown on the Existing Conditions Plan there are two trees on the site, an apple tree and a plum tree. These trees will be preserved. Chapter 18.780—SIGNS Comment:All aspects of this Section as it applies to residential development will be complied with. Chapter 18.795—VISUAL CLEARANCE AREAS Comment: The visual clearance requirements that assure proper sight distances at intersections will be implemented with the proposed office conversion. Chapter 18.810—STREET & UTILITY IMPROVEMENTS STANDARDS 18.810.030 Streets Comment:Any requirement by the City in relation to additional right-of-way or street improvement will be met. 18.810.070 Sidewalks Comment:Any requirement by the City relating to sidewalks will be met. 18.810.090 Sanitary Sewers Comment: The existing structure is not connected to the sanitary sewer system. However, there is an existing sanitary service stubbed out to the property. The structure will be connected. 18.810.100 Storm Drainage Comment: There is adequate storm drainage in place in SW 67th Avenue. 18.810.130 Cash or Bond Required Comment:All requirements for assurances and guarantees will be met. 18.810.140 Monuments Comment:All monuments that have been disturbed prior to completion of the proposed improvements will be replaced. 18.810.150 Installation Prerequisite Comment:No public improvements will be undertaken until the City has approved plans,permit fees have been paid and permits issued. 18.810.160 Installation Conformation Comment:All public improvements installed will conform to the requirements of this chapter and to the City improvement standards and specifications. 3-4 18.810.170 Plan Check Comment: Work will not commence on any public improvements until construction plans and construction estimates have been submitted, checked for accuracy and approved by the City Engineer in writing. 18.810.180 Notice to City Comment: Work will not begin on any public improvements until the City has been notified in advance. If for any reason work is discontinued, it shall not be resumed until the City is notified. 18.810.190 City Inspection Comment: The applicant understands and accepts that all public improvements will be inspected by the City and must be constructed to the City's satisfaction and that unusual site conditions may, in the public interest,force changes to construction plans, sections or details. 18.810.200 Engineer's Certification Comment: The applicant's engineer will provide the written documentation to certify that all public improvements, workmanship and materials meet current and standard engineering and construction practices. This certification will be submitted for review and approval prior to the City's acceptance of the subdivision's improvements. 3-5 ON WASHINGTON COUNTY ASSESSOR'S MAP 1S 1 36DD 1 i 1 Cl, /',H3i,,,' 3 4, 1AXLOT 2. PROPOSED NET INCREASE OF . , . , W.M. , , 1 400 ON—SITE IMPERVIOUS SURFACE AREA = 880 S.F. (r) i TAXLOT OUT 1450 SF 500 BLDG OFFICE puip.,■,■L (--"N ......-, ff) ( I /"' i \. ....•• 0 LA ' 5-4‹. LL_V ----"%-- --:------;1- < >-"------------- 3. ) ----- - > TAXLOT 1_ I- M 4 -; T CI+ A\ - 600 ...) E NLET \ /16Ropotp ROW 53 Co K ./ DEDICATION / 25R , %.,. 44t 3 VI 4'i e EXIST D/W Pr4..,,,/,„' ea4 EI9 ... \ ,,,,,:ty-41%,,,..:_• eeeee ,....-R/W ^2 — or' \ 11111 PROPOSED SW %.,,..... ....„,,,- EXIST DITCH ' z 3 < _ vr, ,,L,i..... .r.T.•;:. _ _.cp re EXIT STORM \_...z..ii Ty.,.:- PcIST. SIDEWALK Cri I ; " 12. CCP 11:e- -STR4 's6ivr -rm N s 1 2' EMT STORM Fp _. . - — _ W W W W EP w TWD 12' w w Pe w 1..0 W— 1 ' TVWD W W w El ' W llt — 8' MT_R ° rw , -CL c) r--: it I 1 i 6' CI TVWD ITsr ,, PRE-APP.HELD BY: AptilX_ CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 u. ' 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# S_D 4 2,0o3_6000 c Other Case#I p pc, to c72- v o0 9 S I Date ©/fo By 11 Receipt# vo 3— Date Application Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance(I or II) ❑ Minor Land Partition (II) ❑ Subdivision (II or III) ❑Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change(III) ❑ Conditional Use (III) ❑ Planned Development(III) ❑Zone Change Annexation (IV) ❑ Historic Overlay(II or III) ❑Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) Site Development Review(II) ❑ Miscellaneous (I)-(Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCATION WHERE PROPOSED ACTIVI FY WILL OCCUR( dress if availabl f Sc ( 7 u ..) - //a-Areo X72 ) TAX MAP�T��}C tOT�S. Ote TOTAL SITS SIZC 6 DO - O 361 / O o O I Z41IN6 CS ICAI ION /c, 000 /,Zl I ifi APPLICANT* C, /� MAILING ADDRESS//C rY/S 1ATE/ZI '�� //c-eo 6. 2 4- - /, zW ," aw q 7 3-13 PHONE NO. FAX N`O. PRIMARY CO CT PERSO 9— 7 7/ PHONE NOT _ ��� � � (ci _ �2/ I1- .Szj3 -3 k - 300 6 PROPERTY O NER/DEED HO DE Attach list if more than one) Sc7 franc o S cA Q v-C MAILING ADDRESS/CI FY/STATE/ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) l a� cnn f` rXt3 h y,-- �,S( dark l_ i n r< II s-f' - a 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. Ow er's ig ature Date ')-7)- 1VC3 Ow': rSignatu .:- dir Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date Pre - ,489/, CaA a ,e) Con 4rence /t4ite s • r CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES C Community or uun (Development Shaping Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL MG CCIE 11 fri 1 02 SIT'CI- : RI( tSk. APPLICANT: U t1,-tERTOc,SE2 V-)‘iv6c: U AGENT: Dick F l f14 C xsa Phone: (moo,) a -r1 1 I y Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1*,Scd6 Su) 61 f\ TAX MAP(S)/LOT #(S): IS AMY) — U( 3O1 i 00400 j and 00S00 NECESSARY APPLICATIONS: - \I)I✓ar to -nr PROPOSAL DESCRIPTION: Drops c . `ro cowUEezr A s. rat.- V' ir" y HOME ►INTO AN C,(.r 'CDC Q C.0^stCtl . ,On 'C pana . COMPREHENSIVE PLAN 11 MAP DESIGNATION: t)(co V SE E. Ln ,,, ,r . ZONING MAP DESIGNATION: MOE. CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. Sao l MINIMUM LOT SIZE: -- sq. ft. Average Min. lot width: So ft. Max. building height: �v;1 ft. Setbacks: Front ft. Side ft. Rear OPer ft. Corner ` ft. from street. MAXIMUM SITE COVERAGE: $S % Minimum landscaped or natural vegetation area: %. Li 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 PVIMPACT 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✓1/ACCESS (Refer to Chapters 18.105 and 18.7651 , Minimum number of accesses: I _Minimum access width: . Minimum pavement width: '-.1' L/Co-bs All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: . WALKWAY REQUIREMENTS (Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. I I SPECIAL SETBACKS (Refer to Code Chapter 18.7301 • STREETS: feet fro the centerline of . • LOWER INTENSITY ZONE ( feet, along the site's boundary. > FLAG LOT: 10-FOOT S1uE YARD SETBACK. I I SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.730.010.8.) BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided th4t: - A maximum building or area to site area ratio (FAR) of 1.5 to 1 will exist; ✓ All actual building s backs will be at least half ('/z) of the building's height; and `r The structure will,r(ot 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: rlC;r\cl kggs LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.105) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. vi 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. PARKING [Refer to Code Section 18.165.040) /ma REQUIRED parking for this type of use: Q.'7 SF c BIrl.Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. D 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 Cod ection 18.765.080) Every COMMERCIAL OR INDUST L BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. e 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 I J BICYCLE RACKS (Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I I SENSITIVE LANDS [Refer to Code Chapter 18.1151 The Code provides REGULATIONS FOR LANDS W ICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN HE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SL PES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to pr Iminary identify sensitive lands areas at the pre- application conference based on available infor ation. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boun ries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands mt st be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations 6r the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT ( /PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES (Refer to Code Section 18.115.0O'O.CI When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the appr$ial standards of the Tigard Community Development Code Section 18.775.080.C. The reports II be based upon field exploration and investigation and shall include specific recommendations fo achieving the requirements of Section 18.775.080.C. VCLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R a 0 95-44/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% 0 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% + 10 to <50 acres 30 feet 0 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: —7 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. SIGNS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; • Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.190.0601J 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 If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. UZ 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 pition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access ease ent. The DEPTH OF ALL TS SHALL NOT EXCEED 2%2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z imes the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) /18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓ 18.705(Access/Egress/Circulation) _V 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) -1L 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) ✓ 18.725(Environmental Performance Standards) / 18.798(Wireless Communication Facilities) __k! 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _l! 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) ,r 18.742(Home Occupation Permits) 18.430(Subdivisions) _ Z. 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) _37 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) _V 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: Targc U-R E�cs TO Com0p.P once RppIiewron hAs .bar-3.1 DEEtYlw • RcV s N E i G H 1 O( Noa.C\ F\CE-r∎ t\ (,- — !AcrViA G,ty SF_uo rinP`4 r\c' FAc 's kitlir4;14-1 mosz ADApp~. T;ARC f --.tS o 1k MAkk. -NE i to of c_2T S-r%.)Z QEa.l.)■2Eo aNrc -co t (DO erfsy "CC A I e., CrCA-r1n . L' '. Go N-Ar c c.--c Rvac. c SF+R►c i C-E QROVZE2 LPTrF12 (o'- Ufa • 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 • r • ADDIONAL CONCERNS OR COMMENTS: . ∎ : • .- C1-1 _ O Co . L• % f _' • ' n r •^, - _ _ ►_ €me--0 Corriple-4F 4 kC_ ),,I,es NC,i(-;+4t D OOr, Me-e-- ■3IG -- 1.lr •IFLk C-tti X A I,r'ANi mom; Apj)i,Fnc 1'1r4af`lN -TR qoQ-L.F- DE.s;r,5 al P1Je, s tJa J.>a i i 4E 1 fYtV-c i u� Qr,J;r_E_c. * Ae V,CflN: -To p1 :.):4V.,., Go rJ-& 7a A.Ia,cl C-►-r fax;d.ta • . Cla)S CPn-c,c-c \-k6 ti, RFRC ce./- E.c_tl.1 c•E PRov �C2 i..FTtFR (DCse -6Coat LI lh)LJ- C; .�� .C;-8. cis. uS " r'o.r .�t�a r,:n:^,�.n� u�^.r1er 11P4eio of o Cr�h' G. SEE. c- C ED sE:C�'1 o1.15 Or, • \A9E tp *c Cc`n: ,bE C - Esk,„L3e CI r liMICJS- PROCEDURE V 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 protect 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.esidenbai AppicaboM'laiurn9 Division Seclon The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard }iEtik,^,<r r iTi . 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 thai a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:Ipatty\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 CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.639.4171. Staff IcR+-Ao Date: 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: .l7 Arborist Report/Tree Assessment jX Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). icinity Map Showing the location of the site in relation to: • Adjacent properties LI • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops Li • Utility access ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) Existing Conditions Map :-> Parcel boundaries, dimensions and gross area ❑ • Contour lines (2'intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ ♦ Unstable ground ❑ • Areas with severe soil erosion potential ❑ ♦ Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ ♦ Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ • Locations of existing dedicated right-of-ways ❑ Locations of driveways on adjacent properties and across the street El Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ • Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ • Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: ♦ Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ • Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ City of Tigard Land Use Application Checklist Page 2 of 4 hApatty\rnasters\checklist.doc (UPDATED: 26-Jun-02) • • Preliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ • The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ • Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ _> Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ (Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ • The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ ♦ Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ -> The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ ♦ Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ ♦ Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ ♦ Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ • The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ City of Tigard Land Use Application Checklist Page 3 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) • Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of aces.decks, shelters, play areas, and common open spaces ❑ ublic Improvements/Streets Plan Proposed right-of-way locations and widths • ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines El Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ => Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan . 1 Fi�ocation of-aifafeas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable,location and estimated size and dimensions of proposed water quality/detention facility ❑ ,Tree Preservation/Mitigation Plan Identification of the location size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings --> Specify proposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) PRE-APPLICATION CONFERENCE NOTES 4t, ➢ ENGINEERING SECTION Q City of Tigard,ee Oregon Shaping Better Community PUBLIC FACILITIES Tax Map[s): 1S136DD Tax Lottsl: 500 Use Tope: Si to Office Conversion The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Baylor/67th corner to 25 feet radius. I SW to feet SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Baylor Street (provides access to the development), to include: Fi 18 feet of pavement from centerline to curb. N concrete curb N storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip. ® street trees spaced per TDC standards. X street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section Z Other: This imps rent will include the curb return an heelchair ramp. ® Half street improvements will be necessary along SW 67th Avenue (if warranted by the impact), to include: ® 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip. • street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb 1 I storm sewers and other underground utilities I 1 -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb 1 I storm sewers and other underground utilities CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section -foot concr sidewalk 1 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Baylor and 67th. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 67th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the existing structure to the public sewer line. The City asbuilt drawings show that there is an existing lateral provided to this property about midway along the 67`h Avenue frontage. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section information regarding the , quacy of circulation systems, th( aed for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention will be necessary if the net increase in impervious area exceeds 5,000 sf. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. n Payment of the fee in-lieu. The onsite treatment facility is only required if the net increase in impervious area exceeds 1,000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. A traffic impact report is required. The traffic engineer must analyze the local intersections, but also provide an impact analysis on two critical intersections in the Triangle: 68th/Dartmouth and 72nd/Dartmouth. The primary information needed is how many trips from the site will pass through those intersections during the PM Peak Hour. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section impact upon the City's trans, ation system. The applicant shall L equired to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. Any funds paid toward the future signals at 68t/Dartmouth and 72'1/Dartmouth will be credited against the TIF assessment. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Permit (BUF This permit covers only the consti on of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - 1't 7_(A 7- ENGINEE G DEPARTMENT STAFF DATE Phone: (5031 639-4111 Fat (5031 624-0152 is\eng\brianr\templates\preap notes-eng dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering DepartmentSection PRE-APPLICATION CONFERENCE REQUEST �� Il CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION nJ FOR STAFF USE ONLY Applicant: a/A�17776(1S Z AO2 C., /..LC " Address: //�IS'O sal 67 Phone: 503—6ay-77/y Case No.: I I∎G 21.V2" (295 City: /i(,-,tnrl 9,f. Zip: 97d-;-3 Receipt No.: 2O2Z- 4292 �� . Application Accepted By:_ Contact Person: S � Orr 4 �t�,NG Phone: o -6�y77/y Date: drQ1210 Z Property Owner/Deed Holder(s): Z2/4- 4 , Tr.i l(s- /_ DATE OF PRE-APP.: (1/7,6701-- ///�037 J G gI- TIME OF PRE-APP.: 1�=d0 //Address: S' ,.3,7( o s GC! L*{ Phone: PRE-APP.HELD WITH: BK City: Zip: Rev.7/1/2002 i:\curpin\masters trevised\Pre-AppRequest.doc Property Address/Location(s): c rtnrn4•r G S •6 D 0 C REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#(s): / Zoning: Lr Pre-Application Conf. Request Form /S, OW 2 COPIES EACH OF THE FOLLOWING: '1 Site Size: ' ptQOx ❑" Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Er Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are [1/The Proposed Uses. one (1) hour long and are typically held between the hours of 127 Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM • MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE d Filing Fee $200.00 GROUP. ;, 11580 SW 67t Avenue I -- Tigard, OR 97223 - 503.624.7714 _ _ ,,.. ORPORATED 503.639.5523 J �— Excellence-Integrity-Teamwork MEMO To: Brad Kilby -Associate Planner City of Tigard From: Dick Hartung Date: November 11, 2002 Re: Request for Pre-application conference for 11580 SW 67th Description of Proposal—LHL proposes to make no changes to the property and use the existing structure as an office space in exactly the same manner as it has been used for the last ten years. Site Plan — See attached site plan Proposed Uses—See"Description of Proposal" Topographic Information —See site plan 13125 SW Hall Blvd. 12:20:23PM #%o1�ra Tigard,Oregon 97223 I (503) 639-4171 Receipt #: 27200200000000004292 Date: 11/12/2002 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2002-00095 [LANDUS] PreApp Conf 100-0000-438000 200.00 Line Item Total: $200.00 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid CreditCard RICHARD HARTUNG MET 045364 In Person 200.00 Payment Total: $200.00 N '— =: m 7 W , ¢ Z m Oti n _ _2.- W C N m g ' • c. C. •: O S :Q m ¢ o its;C. _¢m _N \ In x p mom "� '_ ¢v ... v = .-. a L D V W a ►- Q _O r .. 0 CC .--- = ¢ .D ¢ .CC ....-.CC CO CC x a ¢ 1 Page 1 of 1 cReceipt.rpt 1 i W NT E k TO a) c . ''.'?L FL, N 1,u,, . I r� 1 i I T�F I — t✓G�ICTr1,- moo' ��, 7 \ U'►kTFz. 7'WI ( ,I ; (./J Pc"rC34fLnertakk •• `�r-N 1 furs . • :• S Z * \.N,....„: ; 1 / r .., — — – — — p' pfuLY. � "I'P� T2"cf j 0 i o c.,r • Tr Z�c (3u f i D 1 i i J j ' /�_ s Si •`� `.i, GRctvciect 0 ( 0 J Na V) - . Cyvtcrs. `(.c� • _^ 3-> V t .... "' i D s = _, • - •i , E '. f ' • 1.___________ ,/V I J - M" rrd ' L. S 1 0 )- al - ° l`tSo 0 Ot=t=!cr svdre (-' - Q 0 .1( _ hey_cv. — , , _: .�d +0 side 4.-)0C+c 4v . • I Cr w %TOO Pat*iL...t uti-5l vvcAzoocci !•'A In,....6 , n,, • ,, v, , . i__ i. O w Hers k ;P JJIfO rv''i or `''o ✓l FEB-26-2003 WED 11 :07 AM FAX N0, P. 02/03 • w InpwnCounry,o,gcn 2002-096763 OsR01300211:10:11 AM oaW cnt./ stn.'XGIUMSWALP ,i JOB ft C u L� 13.00u '111.00►111.00.TOtN.i IQyy.oa"fldolnwuulca&poisUen ��11 I �I 11 II II �I IIIIIIY 0o iP � 117 0 o Gln die N ...omen sold G!nylon ,pry~�ono sar,e..I. nCI, to rM Mn MST After Recording, Return to: c.n.n W.wryln.'a.WOO inwn,w,.,.r.rwntme r.,. ( e Richard Hartung/Timothy Lcalie •su••�, K1+Y 6950 SW Hampton, Ste 160 41,r/'A.Mew.e,04(• N ..Y.In.n'.A.TullN% _1),�, Tigard, Oregon 97223 _s e•cooly VI* Until a change is requested, tax statements •• ohall be sent to the following address: Same as above STATUTORY WARRANTY DEED (Individual) . (Above Space Reserved for Recorder's Use) Philip M Peters and Jane c. Petcra, Trustees of the Peters Family Trust u/a/d November 12, 1997 conveys and warrants to Richard Hartung and Timothy J. Leslie the following described real property in the State of Oregon and County of Waehington tree of encumbrances, except as ',pacifically set torth herein' The South 90 feet of lots 9 through 12. inclusive, E1ock 4, WEST PORTLAND HEIGHTS, in the City of Tigard, County of Wuhinyton and state of OrsQoa. 6-- ", WASHINGTON COUNTY C.1 i 1: S 1 7�RAN D SFOER l 9 FEE DATE Tax Account Number(s) : R285918/R285827/R285836 This property ie free of encumbrances, EXCEPT' 2. 2002-03 taxes, a lien in an amount to be determined, but not yet payable. The true consideration for this conveyance is $ 126,250.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DiSCRIHBA IN MB INSTRUMENT IN VIOLA- TION OP APPLICABLE LAND Use LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTINO ThI8 INeTRU- M.INT, THY PERSON ACQOIRINQ FEE TITLE TO THE PROPERTY SHOULD ci6C2 WITH TEE APPROPRIATE CITY OR COUNT PLANNING DEPARTMYNT TO VERIFY APPROVED USES AND TO nsTIRmINE ANY LIMITS ON LAW- SUITB AGAINST /ARMING OR FOREST PRACTICED AB DEFINED IN ORS 30.930. DATED thin day of August, 2002. AdeL . Philip M. Peters, Trusts ane C. Peters, Trustee STATE OF OREGON, COUNTY OF Clackamas)se. The foregoing instrument was acknowledged before me this day of August, 2002, by Philip M. Peters and Jane C. Peters, Trustees of the Peters Family Trust u/a/d November 12. 1997. L .... OFF'CIA'SEA VICKI GILLES NOTARY PUALIG Notary Public for Oregon CQdIMISPU&IC.93 My Commi s a ion Expires: 12-8-04 Order No. : 877906w Received Time Feb . 26 . 11 : 12AM FEB-26-2003 WED 11 :07 AM FAX N0 , P. 03/03 W.tnlnPlun Cow 1y,crpon 2002-096762 c it M20(200111-10:11 AM (1) 16.00 M-00$1100()17.04 •To Is$t26.00 e 11111111,Jullittilillill, fill ,`.� oR .`n1... c.. LP • "�jry� a .A•AAAIV I,J.iryM.nun,Dlnivr o/An.nT,M n.T...11.nn 1 LANAPAWACA N6ex.CONb C•uny LIM 1•r Y ,1f6t.n[wny, �'r4 ■•I,u.W••M/y law 0%a MC,In In,IN,•,nt•IMILnI ••s" w•n.dw•tn�,r.•n.a In n.•,YWh •r41•I After Recording, Return to: • .uunr.wiv re.i� Richard Hartung/Timothy Leslie .mRM.H.n.oln<a.L.1n.i..M.,ar�.6.n, "Il,yi ) 6950 SW Hampton, Ste 160 S.o96u q, •a•urol,* Tigard, Oregon 97223 _-__ ..._._.--_- Until a change is requested, tax statements Shall be sent to the following address: • Same as above • STATUTORY WARRANTY DEED (Individual) (Above Space Reserved for Recorder's Usc) Alan Craig Peters conveys and warrants to Richard Hartung and Timothy J. Leslie the following described real property in the State of Oregon end County of Washington free of encumbrances, except as specifically met forth herein: Lots 7 through 12, inclusive, Clock ♦, WEST PORTLAND HaIGKTB, in the City of Tigard, County of Washington and State of Oregon. �%<• '� WASHINGTON COUNTY aO REAL PROgERTY TRANSFER TAX �r_ s+'7•5 R-1O-Q1 ; yam FtE PAID DATE c3 Tax Account Number(e) : R2$581e/R285827/R285836 This property is free of encumbrances, EXCEPT) 1. 2002-03 taxea, a lien in an amount to be determined, but not yet payable. The true consideration for this conveyance is $ 116,250,00 THIS IN.TRQDeNT WILL NOT ALLOW OBE OF TM! PROPERTY DEBCRIBYo IN TNIS INSTRUMENT IN VIOLA- TION or APPLICA3LE LAND nsE LAWS AND REGULATIONS, BEFORE SIGNING OR ACCEPTING THIS INBTRD- MENT, THE PUR:•N ACQUIRING FEE TITLN TO TH3 PROPERTY !MOULD CHICK WITS THY APPROPRIATE CITY OR COUNTY p INO DEPARTMENT TO VERIFY APPROVED $1528 AND TO DETERMINE ANY LIMITS ON LAW- SUITS A• 'ST ' •INO OR FOREST PRACTICES AS DEFINED IN ORB 30.930. DATED •ter day of August, 2002. i ;7' A an Craig Peters STATE OF OREGON, COUNTY OF Clackamae)sa. The foregoing instrument was acknowledged before me this `-' day of August, 2002, by Alan Craig Peters. Notary Public for Oregon My Commission Expires: 12-8-04 fir,;• OFFICIAL SEAL VICKI GILLESPIE NOTARY PUBLIC-OREGON COMMISSION NO.339569 Order No.: 877908w MY COMMISSION i KV)RES DEC 9,2004 Received Time Feb . 26 . 11 : 12AM Ne1iborhood Mee+,'n3 AFFIDAVIT OF MAILG/POSTING NEIGHBORHLA MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY 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, )14-k • 110(1- , being duly sworn, depose and say that on the 4 day of Fc b RI t�cV�,y 20 D 3 , I caused to have mailed to each of the per onspp F the attached t, a notice of a meeting to discuss a proposed development at(or near) f/Sk t O 6LL) 7 - T 0f..c4 4j 11-Z3 ,a copy of which notice so mailed is attached hereto and made a part of reof. I further state that said notices were enclosed in envelopes plainly a ressed to s persons and were deposited on the date indicated above in the United States Post Office located at 7/p c t2�lvtr(t with postage prepaid thereon. V Signature (In the presence of a Notary Public) POST G: I, /c/C / �, , do affirm that I am (represent) the party initiating interest in a proposed , t.TY /(A- , 1 '�j`z Sacw< affecting the land located at tatee'appr ximate location(s) IF no address)and/or tax,lot(s)cun�ently r gistered) l/< ktD s u 6-2K" - /1910,4 97)_L , and did on the ccA��' day pf a , 20 D._3 personally post n'tice indicating that the site may be proposed for a �i . l « ...Mr- pplication, and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was joosted at A._ 4 c r 4 on _ i( ci f . /L / c"i <=) 71-e. cl9t9V (state W.atioM you p • ed notice on property) Signature (In the pres•"ce o • Rotary ublic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of ) ss. i Subscribed and sworn/affirmed before me on the Z day of rc �� " , 20 0 �• OFFICIAL SEAL c^''►t. LANCE S L JOWICK ' NOTARY PUBLIC-OREGON •46',''lir COMMISSION NO.350553 MY COMMISSION Exr'iRES OCT 20 2005 NOTARY PUBLIC OF OREGON M Commission Ex•ires:CDC = 2a 24r'.§ Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#{s): h\login\pattyVnasters\affidavit of mating-posting neighborhood meeting.doc 4 Aclepiitrciv ___li‘Jfric7 belPIC,' L - (A.) ‘7 -' /76 -AG,. 4211414‘, 1.„.4/1:t. of Nair dm-cc"( Plenoi • /4riditx-c-S -- 1165-0 scuGri— (,21- GO2-0 7g 6.2Y-60-Z0 Nce..-4107- 1/0 raS , • 7-44,0 /rite&e ki c( kfl Q lifr.ch.tf g., c • .177 41M?ICC.v7 fOn C etCr Irig eThkrrieSioi .c cif r,&cu,s geci ■V" • leee - • .../unv - 014/wor is , 71101' k /goo pin led col uy ff I(41 Smooth FePa SheetsT"" r. Jack Biethan ummerfield Drive, #4 Tigard,SW OR S97224 m'&'c- 2 /042,4. Sue Rorman �JGGiC,S �o`i�/e��sic�-� 11250 SW 82nd Avenue NelyIiboYz, oeci ''y , L ,— Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 • Alexander Craghead • 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 - fitilliggleMAITTEE (i:\cL 3mootn reea sneets"" Use template for 5161® 1S136DD-03800 • 1S136DD-03300 CASEY EDWARD L JR& H • RIC &JANETTE CASEY PATRICK D 115 TROON BY COMMERCIAL REALTY MGMT GRP E OS 0,OR 97034 PO BOX 1898 CLACKAMAS,OR 97015 1 S 13600-00900 1S13600-03301 ESLINGER MALCOLM&SHARON LLC H RICK JANETTE PMB 160 11575 SW PACIFIC HWY 1152 ROON TIGARD,OR 97223 E OSW 0,OR 97034 1 S 136DD-00800 1S13600-01000 FAMILY BAPTIST CHURCH JOHNSEN BRADLEY S&LAURA C 11585 SW 67TH FAMILY TRUST TIGARD,OR 97223 BY BRADLEY S/LAURA C JOHNSEN TRS PO BOX 762 BEAVERTON,OR 97075 1S13600-04000 1 5 13600-01300 GOOLD PHILIP A&REBECCA J MALCOLM&SHARON ESLINGER LLC 41 CHURCHILL DOWNS PMB 160 LAKE OSWEGO,OR 97035 11575 SW PACIFIC HWY TIGARD,OR 97223 1 S 136DD-03900 1 S 13600-01200 G D PH P A&REBECCA J MATHEWS SEAN A 41 C ILL DOWNS 11600 SW 69TH AVE E OSWE ,OR 97035 TIGARD,OR 97223 1 S 1360D-00200 1S 1360D-00700 GREEN JOSEPH W MERCER ROSS L&VICKI L PO BOX 759 BY HEALTH PHYSICS NORTHWEST PORTLAND,OR 97207 11535 SW 67TH TIGARD,OR 97223 1S136DD-00301 1S 1360D-00801 HARTUNG RICHARD& MERCER ROSS L&VICKI L LESLIE TIMOTHY J 11535 SW 67TH 6950 SW HAMPTON STE 160 TIGARD,OR 97223 TIGARD,OR 97223 1S13600-00400 1S13600-02700 r•�' UNG RICHARD& MILLER LAVIDA E LESLIE •THY J 6870 SW BAYLOR ST 6950 • H• • •TON STE 160 TIGARD,OR 97223 T ARD,OR 97223 1 S136DD-00500 1S 136DD-02800 H UNG RI RD& MOORE GLENN L AND SHARON L LESLI OTHY J 11710 SW 69TH AVE 695 ON STE 160 TIGARD,OR 97223 T ARD,OR 97223 1 S 13600-03300 1 36D0-02890 HUG RICK L&JANETTE MOO GL L AND SHARON L 1152 SW TROON 11710 AVE LAKE OSWEGO,OR 97034 T RD,OR 97223 6 AVERY® Address Labels Laser 5961TM Smooth Feed SheetsTM Use template for 5161® • • 1S136DA-02300 1S136DD-01100 OREGON EDUCATION ASSN RHEE PYUNG NAI&SOO NAM 6900 SW ATLANTA ST 11570 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S1 E31 CCO230 1 S136DD-02900 OREGON STATE OF ROOT GORDON C& (DEPT OF TRANS> ROOT WILMA L& 9002 SE MCLOUGHLIN BLVD ROOT JACK B MILWAUKIE,OR 97222 19935 SW CIPOLE RD SHERWOOD,OR 97140 1S1E31CCO250 1S136DD-03001 EGON STAT OF ROOT GORDON C (DE OF NS> RS: WILM• 9002 LOUGHLIN BLVD ROOT J B AUKIE,OR 199 ; SW CIP• E RD ERWOOD,OR 97140 1S1E31C80320 1S136DD-02600 ORE t•NST EOF SMITHDEANW& (DEPT •. RANS> SMITH JO ANN MONDELLI TRS 900 . M• aUGHLIN BLVD 17880 SARAH HILL LN WAUKIE,OR LAKE OSWEGO,OR 97035 1S1E31CCO240 1S136DD-03200 OR ON ST E OF STROJNY JUDY LORRAINE& (DEP RANS> BALDWIN DIANE LOUISE 9002 CLOUGHLIN BLVD 555 CHESTERTOWN ST AUKIE,OR GAITHERSBURG,MD 20878 1S1E31CCO270 1S136DD-03290 GON S E OF S JNY JUDY RRAINE& (DEP TRANS> BALDW E LOUISE 900 E OUGHLIN BLVD 555 C STE WN ST WAUKIE,OR HERSBURG,MD 20878 1 S 1 E31 CCO260 1S136DA-02401 Ott ON ST E OF TIG D OF (DEPT RANS> 1312 LL 900 UGHLIN BLVD T ARD,OR 9 223 WAUKIE,OR 1S136DA-00101 1S136DD-00600 OREGON STATE OF PUBLIC TIGARD WATER DISTRICT THE EMPLOYEES'RETIREMENT FUND 8777 SW BURNHAM ST 11410 SW 68TH PKWY TIGARD,OR 97223 TIGARD,OR 97223 1S13600-04100 PNWP LLC#2 9665 SW ALLEN BLVD#115 BEAVERTON,OR 97005 1 136DD-03400 PN L 9665 EN BLVD#115 VERTON,OR 97005 AVERY® Address Labels Laser 5961TM WATERTOWER PLAZA 11580 SW 67th Avenue Tigard, Oregon 97223 U,L TEL:503-624-7714 FAX:503-639-5523 February 4, 2003 RE: PENDING DEVELOPMENT REVIEW PROPERTY AT 11580 SW 67Tf1 AVENUE,TIGARD,OR 97223 TAX MAP IS 1 36DD,TAX LOTS 00301,00400& 00500 Dear Interested Party: Watertower Plaza is in the process of making a submittal to the City of Tigard for conversion of the existing structure at the above address to commercial office space. Prior to applying to the City for the necessary approval, we would like to discuss our proposal in more detail with the members of the Citizen Involvement Team and surrounding property owners and residents. You are invited to attend a meeting on: Friday, February 21,2003 6:00-7:00 PM At the site 11580 SW 67th Avenue Tigard, OR 97223 Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to discussing the project in more detail at the meeting. If you have any questions concerning our proposal please give me a call at 503-624-7714. Sincerel Dick Hartung Watertower Plaza C W S Letter FEB 1 9 2003 `� Clean\Nate' Services Our commitment is vicar, By Sensi ' - ,..:•- creening Site Assessment Jurisdiction e"iT y Date Map & Tax Lot jsj���� _�c 4dt "�'o Owner se i ,yam Site Address r/2 '1 -;/9i— Contact „J/c-re- /�y27-z/dv Proposed Activity ✓s�4.2i�iG Address /75--A747 S j 67 41/E- 7-7 //2":P, Z7/2 972-4 ? Phone S Zn_ 62 c _77/4L Y N NA Y N NA D� Sensitive Area Com osite Map < Stormwater Infrastructure maps Map # /.5/t)L) QS# '1 2 Y N NA Y N NA nLocally adopted studies or maps n Other Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. I <J Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: J �e C o UeJrci o s rc-/; rw d t e(AA5 /��5 ?6) 0-.'dll7' pare•.r:q//y Sr°ar%Tvr a.re4c WO ho aeDc°.a. ro ex;$,- w;r':ti .2-00 ,1Kaor— .7 /fe �>c. Reviewed By: _ Date: z/.2,/p3 Returned to Applicant Mail K Fax Counter 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Date /zi/b3 By 4 Phone: (503) 846-8621 • Fax: (503) 846-3525 www.cleanwaterservices.or 41‘ CITY OF TIGARD Community Development Shaping A Better Community 120 DAYS = 1/10/2004 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00006 Type II Land Use Application FILE TITLE: WATER TOWER PLAZA APPLICANT/ Water Tower Plaza OWNER: Attn: Dick Hartung 11580 SW 67th Avenue Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval to convert an existing 1 ,450 square foot single-family residence in the Tigard Triangle into an office for a construction company. The property is 14,810 square feet in size. LOCATION: 11580 SW 67th Avenue; WCTM 1S136DD, Tax Lot 500. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: East DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: SEPTEMBER 30, 2003 DATE COMMENTS ARE DUE: OCTOBER 14, 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: NOVEMBER 3, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® IMPACT STUDY Z SITE PLAN I I STORMWATER REPORT — TRAFFIC IMPACT STUDY Z NARRATIVE ❑ ARBORIST REPORT Z OTHER: MISCELLANEOUS STAFF CONTACT: Brad Kilbv, Associate Planner (503) 639-4171, Ext. 2434 March 31, 2003 ^_�,9 �ii�t iii\ Water Tower Plaza CITY OF TIGARD Attn: Dick Hartung 11580 SW 67th OREGON Tigard, OR 97223 RE: SDR2003-00006 Letter of Incompleteness Dear Dick: The City of Tigard received your application submittal for Site Development on March 6, 2003. The development site is located at 1S136DD, tax lots 00301, 00400, and 00500. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: 1. Visual clearance triangles should be shown on all intersections (public and private) on the plans. 2. The narrative that was submitted did not address the review criteria of TDC chapter 18.755 with regard to mixed solid waste and recycling storage. 3. A lighting plan 4. The landscape plan that you provided is missing street trees and screening of the parking area. You may want to take a look at the Tigard Development Code, Chapter 18.745 and respond to the review criteria in that chapter. 5. Address the items identified as deficient in the enclosed completeness check list that was provided by Brian Rager, the Development Review Engineer. He can be contacted at extension 2471. Just some quick notes, your narrative was lacking content, but the work that you're doing is minimal. It is important for you to realize that the narrative is your opportunity to tell me how you believe you meet the criteria. Your envelopes expire on May 3, 2003, so you want to return the items listed above fairly soon to avoid added costs. Once these items are submitted, you will be scheduled for agency review. I will need an additional 15 copies of all application materials. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, Brad Kilby Associate Planner cc: Land Use Casefile No. SDR2003-00006 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 LAND USE APPLI( TION Date:ect: ' 13 3tz 1`-.--,,s r. 3 COMPLETENESS REVIEW COMPLETE III INCOMPLETE ST NDARD INFORMATION: r mir Deed/Title/Proof Of Ownership [17i Neighborhood Mtg. Affidavits, Minutes, List Of Attendees ] Impact Study (18.390) (TI/z USA Service Provider Letter 101 Construction Cost Estimate ] # Sets Of Application Materials/Plans alit Pre-Application Conference Notes (/ Envelopes With Postage (Verify Count) PROJECT STATISTICS: ❑ Building Footprint Size _ % Of Landscaping On Site ] % Of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DI MENSIONED: ❑ Building Footprint [ Parking Space Dimensions(Include Accessible 8 Bike Parkin ❑ Truck Loading Space Where Applicable I I _ Building Height I] Access Approach And Aisle [ Visual Clearance Triangle Shown ADDITIONAL PLANS: O Y aril p L I Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan LJ Lighting Plan TREE PLAN/MITIGATION PLAN: ❑ -- C L ❑ ADDITIONAL REPORTS: (list any special reports) ❑ LI ❑ ❑ ❑ u RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Oil-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) ❑ 1 8.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Renew) ❑ 18.350(Planned Development) El 18.705(Access/Egress/Circulation) El 18.780(Signs) [r 18.360(Site Development Renew) C 18.710(Accessory Residential Units) ❑ 1 8.785(Temporary Use Permits) ❑ 18.370(Yariances/Adjustments) _ 18.715(Density Computations) Q 18.190(free Removal) El 18.380(Zoning Map/Text Amendments) Li 18.720(Design Compatibility Standards) ❑/ 18.795(Visual Clearance Areas) i18.385(Miscellaneous Permits) Li 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) [] 18.390(Decision Making Procedures/Impact Study) ❑ 1 8.730(Exceptions To Development Standards) C 18.798(Wireless Communication facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 1 8.810(Sreet&Utility Improvement Standards) ❑ 18.420(land Partitions) I] 18.742(Home Occupation Permts) 18.430(Subdivisions) El 111 (landscaping&Screening Standards) d18.510(Residential Zoning Districts) 111 18.150(Manufactured/Mobil Home Regulations) 18.520(Commercial toning Districts) ❑ 18.755(nixed Solid Waste/Recycling Storage) L 18.530(Industrial Zoning Dismcts) ❑ 18.160(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 July 23, 2003 Water Tower Plaza CITY OF TIGARD Attn: Dick Hartung 11580 SW 67th OREGON Tigard, OR 97223 RE: SDR2003-00006 Letter of Incompleteness Dear Dick: The City of Tigard received your application submittal for Site Development on March 6, 2003, and the additional items submitted on June 19, 2003. The development site is located at 1 S136DD, tax lots 00301, 00400, and 00500. This letter is to inform you that your application is still incomplete. The necessary materials are as follows: 1. Address the items identified as deficient in the enclosed completeness check list that was provided by Kim McMillan, the Development Review Engineer. She can be contacted at extension 2642. Once these items are submitted, you will be scheduled for agency review. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, /<4-'617 :rad Kilby Associate Planner cc: Land Use Casefile No. SDR2003-00006 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 September 12, 2003 u,,, ,;,,� Water Tower Plaza CITY OF TIGARD Attn: Dick Hartung OREGON 11580 SW 67th Tigard, OR 97223 RE: SDR2003-00006 Letter of completeness Dear Dick: The City of Tigard received your application submittal for Site Development on March 6, 2003, June 19, 2003, and again on September 7, 2003. The development site is located at 1 S 136DD, tax lots 00301, 00400, and 00500. This letter is to inform you that your application is complete and can be scheduled for review. In order to route the application, I will need 12 complete sets of the application materials and new envelopes. Your labels have expired and new ones will need to be requested and placed on the submitted envelopes. To get your new labels, call Patty at (503) 639-4171, x2438. These items should be into my office no later than Friday, September 19, 2003 to expedite the review. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, //// Brad Kilby Associate Planner cc: Land Use Casefile No. SDR2003-00006 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772