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SDR2002-00016 SDR2002 - 00016 TIGARD TOWNE SQUARE ADDITION NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00016 , 111' CITY OF TIGARD TIGARD TOWNE SQUARE ADDITION Community(Development S(tapingA(Better Community 120 DAYS = 1/23/2003 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE ADDITION CASE NO.: Site Development Review (SDR) SDR2002-00016 PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 APPLICANT: STOAIEKA Architects & Planners 6775 SW 111th Avenue, Suite 20 Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 1 OF 19 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCF SITEIBUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger at 503-639-4171, ext. 2437. 1. Provide a pedestrian access from the main entrance of building #2 to SW Pacific Highway. 2. Separate the required walkway of building #2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. 3. Show the required walkway of building #2 to be constructed with a hard surface material. 4. Provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 5. Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 6. Provide 2 additional ADA accessible parking stalls. 7. Provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. 8. Provide 2 bicycle parking stalls for each of the proposed buildings. 9. Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. 10. Tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. 11. The applicant shall provide a detailed lighting plan for the exterior of the proposed development. 12. An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Hunaidi, ODOT District 2A Assistant Manager, at 503-229-5002 for information on the written permit application process. THE FLOWCON �, � L B0BBD P IORTOISS E 2S li'd-0, RI 1 Submit to the Engineering Department (Brian Lager, 639-4171, ext. 2471) for review and approval: 13. Prior to issuance of a site permit, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. ` t BOAT S 'THEFOLLOWING CO e 1 E - CTI , "PRIOR TO A FI D N SPE off _ 5 , NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 2 OF 19 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 14. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property received Site Development Review approval for development of the Tigard Towne Square shopping center on May 6, 1987 (SDR87-05). The approved proposal included an 80,000 square foot retail major anchor store on the southern portion of the site. In 1991 the subject site received approval to develop a 46,192 square foot home improvement store and a 2,550 square foot general retail store and associated parking facility. The buildings and parking were planned and approved as part of the original Site Development Review approval for the shopping center but the approval had expired. Vicinity Information: The subject site is located on the eastern corner of SW Pacific Highway and Durham Road across from King City. Site Information and Proposal Description: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 3 OF 19 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G: General Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Building#1 I Building#2 Minimum Lot Size None 869,421sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft >50 ft. >50 ft. Minimum Setbacks -Front yard 0 ft[11] 330 ft. 35 8. -Side facing street on corner&through lots[1] - - - -Side yard 0/20 ft. [8] 61 ft. 180 ft. --Rear yard 0/20 ft[8] 115 ft. 505 ft. -Distance between front of garage&property line abutting a public or private street. Maximum Height 45 ft 38 ft. 22 ft. Maximum Site Coverage[2] 85% 85% Minimum Landscape Requirement 15% 15% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-G zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. 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): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. No change to the existing access is proposed. Currently the site is accessed by two (2) driveways connecting to SW Pacific Highway, two (2) driveways from SW Durham Road and two (2) driveways from SW 113 Avenue. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 4 OF 19 Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access is pre-existing; therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Pacific Highway, SW Durham Road and SW 113th Avenue, which are public streets that will be maintained as public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans, on-site pedestrian walkways connect from building #1 to SW Pacific Highway. Proposed building #2 however, does not show a pedestrian connection to SW Pacific highway. Therefore, the applicant is required to provide a pedestrian access from the main entrance to SW Pacific Highway. 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 NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 5 OF 19 width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Proposed building #1 has a pre-existing walkway from the main entrance to SW Pacific Highway. Proposed building #2 will be conditioned to provide a walkway connection to SW Pacific Highway which will need to cross a parking lot. Therefore, the applicant will be required to separate the walkway from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to resubmit a plan showing a pedestrian walkway for the proposed building #2. Therefore, the applicant will be required to show the walkway constructed with a hard surface material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. Access to the site is pre-existing. Therefore, this standard has been satisfied. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The access to the subject property is pre-existing and is not considered hazardous or constitutes a clear and present danger to the public health. Therefore, no access restriction is required. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 6 OF 19 FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • Provide a pedestrian access from the main entrance of building #2 to SW Pacific Highway. • Separate the required walkway of building #2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. • Show the required walkway of building #2 to be constructed with a hard surface material. 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). Street trees are pre-existing along SW Pacific Highway and SW Durham. Therefore, this standard does not apply. 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. The subject site for the proposed development is adjacent to an R-12 zone to the south that is developed as a mobile home park. The bordering property to the east is zoned R-4.5 and developed with a single-family home. According to the buffering matrix of the Tigard Development Code Table 18.745.1, proposed uses within the C-G zoning district that abut mobile home parks and detached single-family homes are required to provide a buffer that is equal to the "D" standard of the buffering matrix. The applicant has submitted plans that show a 26-foot buffer between the subject site and the mobile home park to the south. The buffer is pre-existing and planted with a combination of Cedar, Fir and Poplar trees. The buffer also contains a 6-foot chain link fence with wooden slats and a combination of low lying and vertical shrubbery. The eastern property line has a buffer equal to the "D-2" standard which is a 15-foot buffer consisting of existing 24-inch diameter trees, low lying and vertical shrubbery and a 6-foot chain link fence with wooden slats. Therefore, the buffer and screening standard has been met. 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 fo 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. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 7 OF 19 The applicant is proposing 16 parking stalls along the south side of proposed building #1. The above standard requires a parking lot tree and a combination of low lying and vertical shrubbery to be planted in a landscape island distributed on the basis of one (1) tree for every seven (7) parking spaces. Building #2 has been proposed with only 4 additional parking stalls. Therefore, the applicant is required to provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 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; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 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 11) of the following four (4) methods to demonstrate compliance: Minimum Standard,Waste Assessment, Comprehensive Recycling lan, 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 indicated within the narrative that an existing 2,150 square foot service area behind the proposed building #1 will have adequate space for trash and recycle dumpsters. There is an existing 80 square foot trash enclosure located to the northeast of proposed building #2 that will be adequate for trash and recycling containers for the proposed building. Therefore, the applicant is required to provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 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 SDR2002-000161TIGARD TOWNE SQUARE ADDITION PAGE 8 OF 19 The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. 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 refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 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. Based on the uses associated with the subject site including the proposed buildings, the total number of required parking stalls for the site is 667. According to the site plan, there are a total of 835 parking stalls, all of which are located on-site. Therefore, this standard has been met. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development at 100d,o 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 SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 9 OF 19 The parking associated with the subject site is pre-existing and has been calculated at 100 percent of the total square footage of all buildings on the site. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family 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 van pool 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 carpoolsTvanpools 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 subject site is predominantly a commercial retail site. Therefore, due to the short duration of time that customers visit the site, the associated parking stalls are not considered "long-term". Therefore, this criterion does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 835 parking stalls, 15 of which are ADA compliant. According to ADA standards, parking lots with 501 to 1,000 parking stalls must provide 17 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. Therefore, the applicant is required to provide 2 additional ADA accessible parking stalls. 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 excludinny single-family and duplex residences, except as provided by Subsection 18.810.030.8, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 10 OF 19 Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). 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 stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel 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's plans show 16 additional parking stalls for building #1 that have all been fitted with wheel stops. Proposed building #2 is shown to have 4 additional parking stalls. However, only one of the stalls is shown to have a wheel stop. Therefore, the applicant is required to provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. 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. The applicant's plans indicate that the parking stalls associated with the proposed buildings will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Based on the existing and proposed uses of the subject property, the Tigard Development Code would require approximately 67 bicycle parking stalls. Currently there are 28 existing bicycle parking stalls. Because the majority of the property's development is pre-existing the applicant will only be responsible for the proposed square footage. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a sales oriented use is 0.3 spaces per 1,000 square feet. Proposed building #1 is approximately 8,000 square feet, therefore requiring two (2) bicycle parking stalls. The proposed use of Building #2 is considered fast food. The minimum bicycle-parking requirement for a fast food use is 1.0 spaces per 1,000 square feet. Based on 1,400 square feet, proposed building #2 is required to provide 2 bicycle parking stalls. Therefore, the applicant is required to provide 2 bicycle parking stalls for each of the proposed buildings. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 11 OF 19 Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required -for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, waft or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parkingg, each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e.,. pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, the applicant will be required to provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Bicycle parking has been discussed and conditioned above. Therefore, this standard has been met. 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. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for two buildings, building #1 is approximately 8,000 square feet and building #2 is approximately 1,400 square feet. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide 2 additional ADA accessible parking stalls. • Provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. • Provide 2 bicycle parking stalls for each of the proposed buildings. • Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.0. of the Tigard Development Code. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 12 OF 19 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. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. However, tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. 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. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: 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). NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 13 OF 19 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); 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. According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). Proposed building #1 is at the end of the complex and building #2 is approximately 45 feet from the nearest building to the north, thus providing adequate light, air circulation, and fire-fighting access. No trees will be removed as part of this project. Therefore, this standard has been satisfied. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • 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. According to the site plan, the front of proposed building #1 will be visible from the parking lot, and proposed building #2 will be clearly visible from SW Pacific Highway. The applicant has not addressed the lighting of the buildings or the parking lot. Therefore, the applicant shall provide a lighting plan for the exterior of the proposed development. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Pacific Highway, which is a Tri-Met transit route. However, transit facilities are pre-existing. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.510.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 14 OF 19 CONDITION:The applicant shall provide a detailed lighting plan for the exterior of the proposed development. D. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. 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 arterial street to have a variable right-of-way width and three to seven lanes. 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 Highway 99W and SW Durham Road, both of which are classified as arterials on the City of Tigard Transportation Plan Map. Both roadways have sufficient ROW and are completely improved. Highway 99W is controlled by ODOT and does not require any further improvements to support the proposed addition, according to their office. 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. Public sidewalks already exist along both street frontages. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located on the south side of the future lease area "B". There is already a service lateral stubbed to that area. Lease area "A" can be serviced by extension of existing internal plumbing in that area. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 15 OF 19 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream public drainage ways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The project proposes a very small increase in impervious area, as the existing lease area "A" is currently covered in concrete and roof area. Area "B" is an approximate 6,000 square-foot area currently compacted gravel which is essentially 40% impervious. With the addition planned in area "B", the net increase in impervious area will be roughly 3,200 sf. No onsite detention is required. All storm water from this proposed addition can be accommodated by the existing onsite system. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Area "A" can be accommodated by an existing onsite water line. Area "B" can be served from an existing 15-inch public water line that lies along the west side of that area. 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. 0 -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 applicant is not proposing a water quality facility on this project. A facility is typically required when the net increase in impervious area exceeds 1,000 sf. Staff approximates the net increase on this site to be 3,200 sf; therefore a facility is required. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 16 OF 19 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For this project, the addressing fee will be $60.00. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $22,943 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $71,697 ($22,943 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $48,754. However, no exactions are required. Therefore, the rough proportionality test is met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Building Department has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: Phase II (building #2) needs tree protection for the fir trees between the building site and Pacific Highway. The building site sits up higher than the tree roots but any construction that occurs within the critical root zone must be approved by the City Forester NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 17 OF 19 The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered the following comments: . Water meters must be located in landscaped area only, service is provided by City of Tigard Public Works Department. • Must confirm easement for public water within entire development. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation has reviewed the proposal and has offered the following comments: According to the Oregon Highway Plan (1999), OR 99W is classified as a Statewide Urban highway. ODOT has permitting authority for this facility and an interest in ensuring that the proposed land-use is compatible with its safe and efficient operation. To ensure compatibility with state standards and requirements, we request the City of Tigard require the mitigation measures outlined below through conditions of approval. Based on criteria outlined in OAR 734-051, the proposed additional uses on this site constitute a change in use of the two site accesses to the highway. The applicant must obtain new access permits from ODOT for the new uses. ODOT recommends the land use decision includes the following Condition of Approval to address applicable state and local approval criteria and ODOT permit requirements: . An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Junaidi, ODOT District 2A Assistant Manager, at 503-229-5002 for information on the written permit application process. Washington County Land Use Department has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. The existing fire hydrants on the property will satisfy the requirements for the addition. 2. The fire department connection (FDC) shall be located within 70 feet of a fire hydrant. Fire department connections shall not be attached to the protected structure. (UFC 903.4.2.5) 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) 5. A Knox brand key box shall be provided on the building. Contact the Fire Marshal's Office for installation details and an application. (UFC Chapter 9) 6. A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: http://www.tvfr.com/Departments/FireMarshal/newconstruction.htm Please contact this office at (503) 612-7010 with any additional questions. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 18 OF 19 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 16, 2002 AND BECOMES EFFECTIVE ON JANUARY 1, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON DECEMBER 31, 2002. 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. December 16, 2002 PREPAR: D tY: thew S 'eidegger DATE Assistant Planner ' \ �tJ� - December 16, 2002 APPR VED BY: Richard H. B wersdorff DATE Planning Manager I:\curpin\rnathew\sdr\SDR2002-00016.dec.dot NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 19 OF 19 ' ■... ��•4C(9 ,,,.''_ I "P. ii+�i��,,. ; 0 0 CITY of TIGARD a• GEOGRAPHIC INFORMATION SYSTEM a( � `rI�1`PQ�, -1��■ � 40* VICINITY MAP • 0 - •*t •II. OIL RIR e - .i. to P A-• ■ • ♦ .>♦ ♦ �o SDR2002-000 16 iii ♦ ♦ � • �j ■ � � S ® TIGARD TOWNS III III � N R�1 ® m�®®� SQUARE ADDITION Ali iii ,� Q�l1 e _ 11 Iii NM Al. IM, ip El Mr V r i 1 i ii ),,. .'...j: . .,,fr, ., 2 A_ NI..., , _ ..... - „, \ it. ,,,,, u „:7,,,, _,,,, i,,,--,,-}"-_-__-.7,-,-„,„, _\.... ---1. \, - . 11 . Ar -1111W N,L),:,„ ,,--( ,y/ -+ �� _J �BCti:TA �D f i ___-- ,„3��� r Qv-'. / — peEP DR� URh:.M) RD iiii I#7* ,♦' �g Tigard Mulled ---- _ /• *.� ♦ �� N IIlls �4 rr- t. Do : . 0 . 890 Feet Wilillig- 1,500 feet i�ii��III I I I II 11R1�HD�� 1 1 I Ii A _ r1SCHERRD City of Tigard ,FC7 Information on INS map tap s for general location only and should be verified with the Development Services Division. • • „t.11111111111. 13125 SW Hall Blvd Tigard,63 9 (503)639.4171 171 I-T http:/lw .ci.tigard.or.us Community Development Plot date:Oct 28,2002;C:\magic\MAGIC03.APR ., i A 11/8/1(, \ li \\( \\\\\\ "° SHOP$ L� m. ° .e= .1 COMPACTOR T i \ \\ 'Ij o.6 1-1 — /J� /`� `' t¢N U \\\\\\\\�\\\\\\ o.. V sY ..' 6•M N FENCE__ ^— — — . mar I I I----- — — — — Q L 0 / /// //////Y/ /i/--b./ 3/ �I I �/ib� F �� I �y MARSHALLS ii Fur / i, 31.841 SF. ‘t\ \\,k3\ 1 (•,) Ir - NJ/. Ali, Raj/AA"-� I :wr el ® _/A-.. DOLLAR TREE ` • " a E a // O +sLA S.F.T h g I � -- " q � �� � of F err l%R � - \\\\\\\\\\\\\\\ 427/ 9 ^, �� ; T 00 1 S a W Dii♦�L. nt //) 10 REM SITE 0W R / w6pN TO REWYN UNCIWCEC / CLEARANCE : 7 26•BUFFER /---——.-- 6•weR FENGEJ — — — — w,r — — — — r CITY OF TIGARD t SDR2002.00016 CITY OF MARE, SITE PLAN N TIGARD TOWNE SQUARE ADDITION (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00016 1`=�1 CITY OF TIGARD Community(Development TIGARD TOWNE SQUARE ADDITION Shaping A(BetterCommunity 120 DAYS = 1/23/2003 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE ADDITION CASE NO.: Site Development Review (SDR) SDR2002-00016 PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111th Avenue, Suite 20 Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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 Site Development Review request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 16, 2002 AND BECOMES EFFECTIVE ON JANUARY 1, 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 31, 2002. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 1 Y ' J/ �G CITY of IIGRRU - , (� \.'S %,\�'' �.., i ............. ��F � __ ..__ _- 111 S VICINITY MAP_ . ? - \\'•�l' rj � > �__ Ill���p SDR2002 0001 6 0: Eil 1 r l �''+ 0 ®0�� TIGARD TOWNE ii 1 --- _ �°'W `J ______ /� m®® SQUARE ADDITION ofFET---u : .,,,,„ , BI .. – $ . _ [ L = i -1! \ , , , /a." , 1 r----A Till — 1 os , j: Iff /. 1-::::1 F,..i_Lil.i ai j I — „.. 7'_ I 1 [_ --- r __-_- rm,_ 1M'' LL _11 I CiryofTi- _...,.,....... 2 i—:_ 1 �..a.,�, QO 'a � \ \\w ■- •• . . L\ _ I : ____ '!,/ a \\,\\ A .firci J -- --v-Fr-- = V / Y1 1 W 4Q / ' fr 3 M .\7 -, e!l ii-L-2:: • — owyzA ! ltd a :o:., - E ' i 4_ CITY OF TIGARD f SDR2002.00016 BITE PLAN N TIGARD TOWNE SQUARE ADDITION (Map Is not to scale) NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community(Development Shaping A Better Community DATE OF NOTICE: October 29, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00016 Type II Land Use Application FILE NAME: TIGARD TOWNE SQUARE ADDITION PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen l4) day eriod to submit written comments on the application to the City. THE FOURTE � � � ',ERI©D'`END � 5.009 Fes' .®R kroV ER 12, 20021 All comments should be directed to Mathew Scheideqger, Assistant 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR DECEMBER 13, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments."s,bYr34114 2.':1. a; CITY of TIGARD �♦��`� '.3�•,��''� :ap = '�� VICINITY MAP ��� ����.����� �i ,..a SDR2002-00016 pi, ri -0 111 1- 1 644 it % 0� TIGARD TOWNE ICI "° `1 I m®® SQUARE ADDITION 1_ _ 111 111 . .�, no 10M. §r. n a D i . , _T-T—T — rot,.■ ■ ■u IN In i ,t 4*1 1 1 a R• �_ 6.W -- g 1 ' 1 ■ y N `,1 i - -ti ffrtrrnm. - lir A t 1 1111111111/ .._................,.. Fr 1111111111 ... ...,;,:_°.MI « I..r�.. .�' REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: December 12, 2002 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer-- RE: SDR 2002-00016, Tigard Towne Square Addition 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 arterial street to have a variable right-of-way width and three to seven lanes. 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 Highway 99W and SW Durham Road, both of which are classified as arterials on the City of Tigard Transportation Plan Map. Both roadways have sufficient ROW and are completely improved. Highway 99W is controlled by ODOT and does not require any further improvements to support the proposed addition, according to their office. 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. Public sidewalks already exist along both street frontages. ENGINEERING COMMENTS SDR 2002-00016 Tigard Towne Square Addition PAGE 1 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located on the south side of the future lease area "B". There is already a service lateral stubbed to that area. Lease area "A" can be serviced by extension of existing internal plumbing in that area. 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 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream public drainage ways that affect 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 ENGINEERING COMMENTS SDR 2002-00016 Tigard Towne Square Addition PAGE 2 for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The project proposes a very small increase in impervious area, as the existing lease area "A" is currently covered in concrete and roof area. Area "B" is an approximate 6,000 square-foot area currently compacted gravel which is essentially 40% impervious. With the addition planned in area "B", the net increase in impervious area will be roughly 3,200 sf. No onsite detention is required. All storm water from this proposed addition can be accommodated by the existing onsite system. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Area "A" can be accommodated by an existing onsite water line. Area "B" can be served from an existing 15-inch public water line that lies along the west side of that area. 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 applicant is not proposing a water quality facility on this project. A facility is typically required when the net increase in impervious area exceeds 1,000 sf. Staff approximates the net increase on this site to be 3,200 sf; therefore a facility ENGINEERING COMMENTS SDR 2002-00016 Tigard Towne Square Addition PAGE 3 is required. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For this project, the addressing fee will be $60.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a site permit, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform ENGINEERING COMMENTS SDR 2002-00016 Tigard Towne Square Addition PAGE 4 construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. \\tig333\usr\depts\eng\brianr\comments\sdr\sdr2002-00016.doc ENGINEERING COMMENTS SDR 2002-00016 Tigard Towne Square Addition PAGE 5 REQUEST FOR COMMENTS „AL CITY OF TIGARD Community'Development Shaping A Better Community DATE: December 13,2002 TO: Marah Danielson/ODOT Region 1 FROM: City of Tigard Planning_Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2437) Phone: (5031 639-4171/Fax (503)684-7297 SITE DEVELOPMENT REVIEW[SDRI 2002-00016 ➢ TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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: ASAP. 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. V Please refer to the enclosed letter. Written comments provided below: I Klmmc R. Nli imhcr of Pcrenn f nmmcnfinn- Q � Department of Transportation 1 �Y? Oregon .�' z Region 1 r John A.Kitzhaber,M.D.,Governor 123 NW Flanders s• Portland,OR 97209-4037 (503)731-8200 FAX (503)731-8259 RECEIVED PLANNING FILE CODE: December 13, 2002 Dr 1 7 2002 PLA9-2A-91 ODOT Case No: 1618 CITY CG TICARD City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Attn: Mathew Scheidegger Subject: SDR2002-00016: Tigard Towne Square Addition 16200 SW Pacific Highway Dear Mr. Scheidegger, We have reviewed the applicant's proposal to construct an 8,000 SF retail building and a 1400 SF drive-thru. The site is adjacent to OR 99W. According to the Oregon Highway Plan (1999), OR 99W is classified a Statewide Urban highway. ODOT has permitting authority for this facility' and an interest in ensuring that the proposed land use is compatible with its safe and efficient operation. To ensure compatibility with state standards and requirements, we request the City of Tigard require the mitigation measures outlined below through conditions of approval. Based on criteria outlined in OAR 734-051, the proposed additional uses on this site constitute a change in use of the two site accesses to the highway. The applicant must obtain new access permits from ODOT for the new uses. ODOT recommends the land use decision include the following Conditions of Approval to address applicable state and local approval criteria and ODOT permit requirements: • An ODOT approach permit is required for access to the state highway for the proposed use2. Contact Sam Hunaidi, ODOT District 2A Assistant Manager, at 503-229-5002 for information on the written permit application process. Thank you for coordinating with ODOT on this review. If you have questions regarding this matter, I can be reached at 503-731-8258. Please forward a copy of the Decision with Final Findings when it has been issued. Sincerely,//// Marah Danielson Development Review ' OAR 734-051 website: http://arcweb.sos.state.or.us/rules/OARS_700/OAR_734/734_051.html 2 OAR 734-051 website: http://arcweb.sos.state.or.us/rules/OARS_700/OAR_734/734_051.html Form 734-1850(1/98) 44, REQUEST FOR COMMENTS CITYO TIGARD Community cDeveropment Shaping (Better Community RECEIVED PLANNING DATE: October 29,2002 TO: , Roy,Property Manager/Public Works Department NOV 1 3 2002 CITY C>;TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2431) Phone: [5031639-4171/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW ISDRI 2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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: NOVEMBER 12, 2002. 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. PLASE 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: WAR TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue November 15, 2002 Mathew Scheidegger, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Tigard Towne Square Addition - 3 0- -znn - c ' Dear Mathew, I have reviewed the submittal for the above named project and have the following comments: 1. The existing fire hydrants on the property will satisfy the requirements for the addition. 2. The fire department connection (FDC)shall be located within 70 feet of a fire hydrant. Fire department connections shall not be attached to the protected structure. (UFC 903.4.2.5) 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) 5. A Knox brand key box shall be provided on the building. Contact the Fire Marshal's Office for installation details and an application. (UFC Chapter 9) 6. A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: htto://www.tvfr.com/Departments/FireMarshal/newconstruction.htm 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 . A REQUEST FOR COMMENTS CI O ; F IGARD Community Development / Shaping Better Community DATE: October 29,2002 '° ''`'r'^'" .,'3.° `Y RECEIVED PLANNG TO: Barbara Shields,Long Range Planning Manager FROM: City of Tigard Planning Division ,._ ,.r 0 S 2002 CITY Q TCARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 Phone: [5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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 NOVEMBER 12, 2002. 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. PL ASE 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: WASH CO LAND DEV. Fax:503-846-2908 Nov 6 2002 12:13 P.01 MkWASHINGTON COUNTY, OREGON Department Fiof rst Land Use and Transportation,350-13, aon Lend Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)846-8761 • FAX:(503)846-2908 November 6, 2002 Mathew Scheidegger, Assistant Planner City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 FAX: (503)684-7297 RE: TIGARD TOWNE SQUARE ADDITION City File Number: SDR 2002-00016 Tax Map and Lot Number: 2S1 15BA 00101 Location: 16200 SW Pacific Highway Applicant: STOA / EKA Architects and Planners Owner: Harsch Investment Corp, SN Investment Properties, LLC AE : i As / I now / r t A • - ce, -.. �i l 1 i IIM i il i2S11513A00101� Washington County Department of Land Use and Transportation has received notice of the above noted application but will not be submitting any requirements/conditions. The project site is not adjacent to County-maintained road sections, nor is it expected to generate considerable off-site impacts to our nearby roadways. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-3873. Joy Lalic • -"� A • .crate Plan` F:TigarervmSgAdd NoCommfjc REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping fetter Community DATE: October 29,2002 TO: Daryl Jones,Senior Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2431) Phone: (503)639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW MR)2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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: NOVEMBER 12, 2002. 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: Zogz ,A . Name & Number of Person Commenting: REQUEST FOR COMMENTS oaARD Community Development Shaping Better Community DATE: October 29,2002 TO: Matt Stine,Urban Forester/Public Works Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 Phone: [503]639-4111/Fax: [503]684-1291 SITE DEVELOPMENT REVIEW(SDR)2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Materials for your review. From information supplied b Attached are the Site Plan, Vicinity Map and Applicant's y pp 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, W N /YOUR COMMENTS BACK BY NOVEMBER 12, 2002. 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: ® ul}si (441 1-1) -#2 M-Eas Zitr �Ror-cnoal Fat ME F,2 r/rte] wz 41 k t_b f h s(rE 1q( U .t1 /r�� I U m/h S (Tr Jt v-S 1-1-1 I+02 rl#ifN *4C: T1ZC1= 1Z06)7 / (ot;iKucrto/ii �"ff+ +` 6ce: ,AlsS wIIiU -1 -E- C d Ai'? D 3y t y caesr-2 illffr 5-7411-- Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY TIGARD community(Development ShapingA Better Community DATE: October 29,2002 TO: Sherman Casper,Permit Coordinator/Community Development Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MIND 2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, r18.755, 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: NOVEMBER 12, 2002. 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: -77 19-S6ett) 02/e'41 7eI 4Si'Spfr• aktr � 4� ( Cg •d+e/ - ae et Le . 2. s ��e,,c. -fie 1O�,/e/ )7 J w, 1 c e s,,( - Lit (s elo eA cc4-c: k e .se/evr.�c Tl 1� E s--t) �..tiT'J twJ e e k c. J. C P1M4G N.I 7 k .r CI w:A A-M Iy Seel j ,r411-"/ R Z41 3.) Name & Number of Person Commenting: DATE: PLANS CHECK NO. Oct 28, 2002 _ SDR2002-00016 PROJECT TITLE COUNTYWIDE Tigard Town Square Addition Bldg. #1 TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: 2S 115BA00101 SITES NO.ADDRESS: 16200 SW Pacific Hwy LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $239.00 X BUSINESS AND COMMERCIAL $ 60.00 OFFICE $ 220.00 Estimate INDUSTRIAL $ 230.00 INSTITUTIONAL $ 99.00 PA YMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) USE LAND CATEGORY DESCRIPTION OF USE WEEKDAY AVG. INSTITUTIONAL ONLY: DEFER TO OCCUPANCY 814 Specialty retail TRIP RATE 40.68 WEEKEND AVG.TRIP RATE Center BASIS: The applicant proposes 8,000 sq. ft. addition to existing retail store in a Specialty Retail Center CALCULATIONS: TIF = ( Week day Avg. Trips X T.G.S.F.) X Rate Per Trip $ 19,526= ( 40.68 X 8.0 ) X $60 PROJECT TRIP GENERATION: 325 FEE: $19,526 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: No credits assumed ROAD AMT. $13,676 TRANSIT AMT. $5,850 PREPARED BY: S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 DATE: PLANS CHECK NO Oct 28, 2002 SDR2002-00016 PROJECT TITLE COUNTYWIDE Tigard Town Square Addition Bldg. #2 TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: 2S115BA00101 SITES NO.ADDRESS: 16200 SW Pacific Hwy LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 239.00 X BUSINESS AND COMMERCIAL $ 60.00 OFFICE $ 220.00 Estimate INDUSTRIAL $ 230.00 INSTITUTIONAL $ 99.00 PA_ YMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) USE LAND CATEGORY DESCRIPTION OF USE WEEKDAY AVG. INSTITUTIONAL ONLY DEFER TO OCCUPANCY 814 Specialty retail TRIP RATE 40.68 WEEKEND AVG.TRIP RATE Center BASIS: The applicant proposes 1,400 sq. ft. stand alone food service building CALCULATIONS: TIF = ( Week day Avg. Trips X T.G.S.F.) X Rate Per Trip $ 3,417 = ( 40.68 X 1.4 ) X $60 PROJECT TRIP GENERATION: 60 FEE: $3,417 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: No credits assumed ROAD AMT. $2,337 TRANSIT AMT. $1,80 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 - r REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community DATE: October 29,2002 RECEIVED PLANNING rA ,v�^ OC T ` : 2ooa TO: Dennis Koellermeier,Operations Manager/Water Department MO City of Tigard Planning Division � STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 Phone: (5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW MDR]2002-00016 TIGARD TOWNE SQUARE ADDITION REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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: NOVEMBER 12, 2002. 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: See_ 5 xt.QA 3L c ^Mer Name & Number of Person Commenting: t? 2(LO f • MILL n r •�, a ° ':... a / .. :': t3a ae' /. _ ° d -.a ° °• -' I d - Ad' .- . .° . n • a O. . e ' ae - - Nc d Q: .. WW 1• . - , ° a AREA DRAIN O Cr) — • 4. a• $', d ° a e • RAM a 69.32■• ' . ' e Q a i , Q d J . Di .. ..........-.1 (4.r.15455". 7 7 ::.:::..::::::................ 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W N W W ST ST RIM 169.32 a - ST ST - 18" ST ST ST ST I.E. 154.72 o 1 1 1 1 I50.21I ' 649.99' - - - - -- - - - - - - - r 1 01 4" STORM DRAIN FOR 0 INSTALL 6" STORM DRAIN (3 �r1-c' Seri uco • Y-- DOWNSPOUT COLLECTION FOR DOWNSPOUT �` " 7 I.E. 159.72 COLLECTION k..--1-i re �'e`- 2 n" I 02 INSTALL 'DOMESTIC 05 CONNECT SANITARY SEWER WATER SUPPLY t.6 tf�'l NEW PLUMBING TO p 3 -f ,,,..j Oc-�cx„ EXISTING BUILDING SYSTEM 03 CONNECT 4" SEWER OAP SERVICE TO EXISTING CLEANOUT rriks 4,..2,1,`' r`'"` if Ih Invic1sc cXe" ° ) -i't b% (CT 0 e_pe-vcirn) -L,tz,Prrvitt- k',. _pi - c_ i e.)Jicid 1 gUBTULE JOB NO.: J822-1 ERS INC. TITLE UTILITIES & STORM DRAIN PLAN DWG. NO.: J8221 C1 ID, OR. 97202 FOR: STOA INTERNATIONAL/EKA 1"=20' 3795 TIGARD TOWNE SQUARE 389 C3 ers.com TIGARD, OREGON PLOT DATE: OCTOBER 16, 2002 ZTEC CAD FILE: J822-1.DWG • w, REQUEST FOR COMMENTS CITY TIIGARD Community Veve(opment Shaping Better Community DATE: October 29,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 Phone: [503)639-4111/Fax: [5031684-1297 SITE DEVELOPMENT REVIEW MDR)2002-00016 ➢ TIGARD TOWNE SQUARE ADDITION < REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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 YO.UI .COMMEN"T"S BAC:K Y:, VEMBER112, 2002: 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 CONTENTS ; NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: %'f _ ?G/ FILE NAME: 1 1g t---�=.-r/ CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ['East ['South ❑West RIProposal 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./Brian Rager,Dvlpmnt.Review Engineer - WATER DEPTJDennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager _ BLIC WORKS/Matt Stine,Urban Forester ✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING D./Sherman Casper,Permit Coord.ISDR/cuP re TfF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*✓ TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services PO Box 369 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(Powenmes,nArea) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(iowuRe) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator Phil Healy(IGu uRe) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacahons) Steve Conway(Genera(Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer Ice./ZCA)Msrr 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zCA)Ms 1s Portland,OR 97204 _Doria Mateja(zcA)MS 14 WCCCA(911)(Monopole Towers) ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permd Specialist 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE —TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Proiect is Wdhin'G Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 —PORTLAND GENERAL ELECTRIC __NW NATURAL GAS COMPANY _VERIZON _ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Jeri Cella,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 _ AT&T CABLE "or.aor HAM or9swl Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 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:Ipatty(masters\Request For Comments Notification List 2.doc (Revised: B-Mar-02) MAILING RECORDS AFFIDAVIT OF MAILING CITY TIGARD Community(Development Shaping,?(Better Community I, Patricia L. Gunsf ord, 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: SDR2002-000 I 6/TIGARD TOWNE SQUARE ADDITION ❑ AMENDED NOTICE (File No/Name Reference) M 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 December 16,20021 and deposited in the United States Mail on December 16,2002, postage prepaid. Aleik 04 : '2% (Person th- ' epared Notice S7Ar1IL OE o EGo r ) County,(t Washington )ss. City of rgard ) Subscribed and sworn/affirmed before me on the 23 day of e c e �� o,,� , 2002. s', OFFICIAL SEAL *: SHERMAN S.CASPER NOTARY PUBLIC-OREGON VOTARY 11 F RE U COMMISSION NO.323409 MY COMMISSION EXPIRES MAY 13,2003 My Commission Expires:1#7 J Z 003 EXHIBIT A I TICE OF ripE it DECISION SITE DEYELOPMEN' ';REVIEW (SDR) 2002-00016 CITY OF TIGARD TIGARD TOWNE SQUARE ADDITION CommunityDevefopmenc Shaping Better Community 120 DAYS = 1/23/2003 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE ADDITION CASE NO.: Site Development Review (SDR) SDR2002-00016 PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111th Avenue, Suite 20 Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 1 OF 19 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger at 503-639-4171, ext. 2437. 1. Provide a pedestrian access from the main entrance of building #2 to SW Pacific Highway. 2. Separate the required walkway of building #2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. 3. Show the required walkway of building #2 to be constructed with a hard surface material. 4. Provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 5. Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 6. Provide 2 additional ADA accessible parking stalls. 7. Provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. 8. Provide 2 bicycle parking stalls for each of the proposed buildings. 9. Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.0. of the Tigard Development Code. 10. Tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. 11 . The applicant shall provide a detailed lighting plan for the exterior of the proposed development. 12. An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Hunaidi, ODOT District 2A Assistant Manager, at 503-229-5002 for information on the written permit application process. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF T HE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 13. Prior to issuance of a site permit, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 2 OF 19 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 14. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property received Site Development Review approval for development of the Tigard Towne Square shopping center on May 6, 1987 (SDR87-05). The approved proposal included an 80,000 square foot retail major anchor store on the southern portion of the site. In 1991 the subject site received approval to develop a 46,192 square foot home improvement store and a 2,550 square foot general retail store and associated parking facility. The buildings and parking were planned and approved as part of the original Site Development Review approval for the shopping center but the approval had expired. Vicinity Information: The subject site is located on the eastern corner of SW Pacific Highway and Durham Road across from King City. Site Information and Proposal Description: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 3 OF 19 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G: General Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Building#1 I Building#2 Minimum Lot Size None 869,421sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft >50 ft. >50 ft. Minimum Setbacks -Front yard 0 ft[11] 330 ft. 35 ft. -Side facing street on corner&through lots[1] - - - -Side yard 0/20 ft. [8] 61 ft. 180 ft. --Rear yard 0/20 ft[8] 115 ft. 505 ft. -Distance between front of garage&property line abutting a public or private street. Maximum Height 45 ft 38 ft. 22 ft. Maximum Site Coverage[2] 85% 85% Minimum Landscape Requirement 15% 15% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-G zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. 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): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. No change to the existing access is proposed. Currently the site is accessed by two (2) driveways connecting to SW Pacific Highway, two (2) driveways from SW Durham Road and two (2) driveways from SW 113 Avenue. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 4 OF 19 Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access is pre-existing; therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Pacific Highway, SW Durham Road and SW 113th Avenue, which are public streets that will be maintained as public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans, on-site pedestrian walkways connect from building #1 to SW Pacific Highway. Proposed building #2 however, does not show a pedestrian connection to SW Pacific highway. Therefore, the applicant is required to provide a pedestrian access from the main entrance to SW Pacific Highway. 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 NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 5 OF 19 width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Proposed building #1 has a pre-existing walkway from the main entrance to SW Pacific Highway. Proposed building #2 will be conditioned to provide a walkway connection to SW Pacific Highway which will need to cross a parking lot. Therefore, the applicant will be required to separate the walkway from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to resubmit a plan showing a pedestrian walkway for the proposed building #2. Therefore, the applicant will be required to show the walkway constructed with a hard surface material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking_ spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. Access to the site is pre-existing. Therefore, this standard has been satisfied. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The access to the subject property is pre-existing and is not considered hazardous or constitutes a clear and present danger to the public health. Therefore, no access restriction is required. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 6 OF 19 FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • Provide a pedestrian access from the main entrance of building #2 to SW Pacific Highway. • Separate the required walkway of building #2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. • Show the required walkway of building #2 to be constructed with a hard surface material. 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). Street trees are pre-existing along SW Pacific Highway and SW Durham. Therefore, this standard does not apply. 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. The subject site for the proposed development is adjacent to an R-12 zone to the south that is developed as a mobile home park. The bordering property to the east is zoned R-4.5 and developed with a single-family home. According to the buffering matrix of the Tigard Development Code Table 18.745.1, proposed uses within the C-G zoning district that abut mobile home parks and detached single-family homes are required to provide a buffer that is equal to the "D" standard of the buffering matrix. The applicant has submitted plans that show a 26-foot buffer between the subject site and the mobile home park to the south. The buffer is pre-existing and planted with a combination of Cedar, Fir and Poplar trees. The buffer also contains a 6-foot chain link fence with wooden slats and a combination of low lying and vertical shrubbery. The eastern property line has a buffer equal to the "D-2" standard which is a 15-foot buffer consisting of existing 24-inch diameter trees, low lying and vertical shrubbery and a 6-foot chain link fence with wooden slats. Therefore, the buffer and screening standard has been met. Screening: Special P-rovisions: 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. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 7 OF 19 The applicant is proposing 16 parking stalls along the south side of proposed building #1. The above standard requires a parking lot tree and a combination of low lying and vertical shrubbery to be planted in a landscape island distributed on the basis of one (1) tree for every seven (7) parking spaces. Building #2 has been proposed with only 4 additional parking stalls. Therefore, the applicant is required to provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 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; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a plan showing the proposed parking stalls along the south side of proposed building #1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 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 11) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling lan, 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 indicated within the narrative that an existing 2,150 square foot service area behind the proposed building #1 will have adequate space for trash and recycle dumpsters. There is an existing 80 square foot trash enclosure located to the northeast of proposed building #2 that will be adequate for trash and recycling containers for the proposed building. Therefore, the applicant is required to provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 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 SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 8 OF 19 The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. 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 refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 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. Based on the uses associated with the subject site including the proposed buildings, the total number of required parking stalls for the site is 667. According to the site plan, there are a total of 835 parking stalls, all of which are located on-site. Therefore, this standard has been met. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development at 100a/o 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 SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 9 OF 19 The parking associated with the subject site is pre-existing and has been calculated at 100 percent of the total square footage of all buildings on the site. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family 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 van pool 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 carpoolsTvanpools 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 subject site is predominantly a commercial retail site. Therefore, due to the short duration of time that customers visit the site, the associated parking stalls are not considered "long-term". Therefore, this criterion does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 835 parking stalls, 15 of which are ADA compliant. According to ADA standards, parking lots with 501 to 1,000 parking stalls must provide 17 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. Therefore, the applicant is required to provide 2 additional ADA accessible parking stalls. 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 excludin single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing_ movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 10 OF 19 Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). 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 stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel 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's plans show 16 additional parking stalls for building #1 that have all been fitted with wheel stops. Proposed building #2 is shown to have 4 additional parking stalls. However, only one of the stalls is shown to have a wheel stop. Therefore, the applicant is required to provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. 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. The applicant's plans indicate that the parking stalls associated with the proposed buildings will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Based on the existing and proposed uses of the subject property, the Tigard Development Code would require approximately 67 bicycle parking stalls. Currently there are 28 existing bicycle parking stalls. Because the majority of the property's development is pre-existing the applicant will only be responsible for the proposed square footage. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a sales oriented use is 0.3 spaces per 1,000 square feet. Proposed building #1 is approximately 8,000 square feet, therefore requiring two (2) bicycle parking stalls. The proposed use of Building #2 is considered fast food. The minimum bicycle-parking requirement for a fast food use is 1 .0 spaces per 1,000 square feet. Based on 1 ,400 square feet, proposed building #2 is required to provide 2 bicycle parking stalls. Therefore, the applicant is required to provide 2 bicycle parking stalls for each of the proposed buildings. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 11 OF 19 Bicycle Parkingg Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required -for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another-bicycle• required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, the applicant will be required to provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Bicycle parking has been discussed and conditioned above. Therefore, this standard has been met. 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. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for two buildings, building #1 is approximately 8,000 square feet and building #2 is approximately 1,400 square feet. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide 2 additional ADA accessible parking stalls. • Provide a plan that shows all 4 proposed parking stalls associated with building #2 to be fitted with wheel stops. • Provide 2 bicycle parking stalls for each of the proposed buildings. • Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 12 OF 19 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. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. However, tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #2 and Pacific Highway. 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. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: 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). NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 13 OF 19 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); 18.360.0904 (Landscaping); 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. According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). Proposed building #1 is at the end of the complex and building #2 is approximately 45 feet from the nearest building to the north, thus providing adequate light, air circulation, and fire-fighting access. No trees will be removed as part of this project. Therefore, this standard has been satisfied. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • 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. According to the site plan, the front of proposed building #1 will be visible from the parking lot, and proposed building #2 will be clearly visible from SW Pacific Highway. The applicant has not addressed the lighting of the buildings or the parking lot. Therefore, the applicant shall provide a lighting plan for the exterior of the proposed development. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Pacific Highway, which is a Tri-Met transit route. However, transit facilities are pre-existing. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.510.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 14 OF 19 CONDITION:The applicant shall provide a detailed lighting plan for the exterior of the proposed development. D. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. 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 arterial street to have a variable right-of-way width and three to seven lanes. 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 Highway 99W and SW Durham Road, both of which are classified as arterials on the City of Tigard Transportation Plan Map. Both roadways have sufficient ROW and are completely improved. Highway 99W is controlled by ODOT and does not require any further improvements to support the proposed addition, according to their office. 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. Public sidewalks already exist along both street frontages. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located on the south side of the future lease area "B". There is already a service lateral stubbed to that area. Lease area "A" can be serviced by extension of existing internal plumbing in that area. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 15 OF 19 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream public drainage ways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The project proposes a very small increase in impervious area, as the existing lease area "A" is currently covered in concrete and roof area. Area "B" is an approximate 6,000 square-foot area currently compacted gravel which is essentially 40% impervious. With the addition planned in area "B", the net increase in impervious area will be roughly 3,200 sf. No onsite detention is required. All storm water from this proposed addition can be accommodated by the existing onsite system. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Area "A" can be accommodated by an existing onsite water line. Area "B" can be served from an existing 15-inch public water line that lies along the west side of that area. 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 applicant is not proposing a water quality facility on this project. A facility is typically required when the net increase in impervious area exceeds 1,000 sf. Staff approximates the net increase on this site to be 3,200 sf; therefore a facility is required. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 16 OF 19 • Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For this project, the addressing fee will be $60.00. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $22,943 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $71 ,697 ($22,943 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $48,754. However, no exactions are required. Therefore, the rough proportionality test is met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Building Department has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: Phase II (building #2) needs tree protection for the fir trees between the building site and Pacific Highway. The building site sits up higher than the tree roots but any construction that occurs within the critical root zone must be approved by the City Forester NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 17 OF 19 The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered the following comments: Water meters must be located in landscaped area only, service is provided by City of Tigard Public Works Department. • Must confirm easement for public water within entire development. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation has reviewed the proposal and has offered the following comments: According to the Oregon Highway Plan (1999), OR 99W is classified as a Statewide Urban highway. ODOT has permitting authority for this facility and an interest in ensuring that the proposed land-use is compatible with its safe and efficient operation. To ensure compatibility with state standards and requirements, we request the City of Tigard require the mitigation measures outlined below through conditions of approval. Based on criteria outlined in OAR 734-051, the proposed additional uses on this site constitute a change in use of the two site accesses to the highway. The applicant must obtain new access permits from ODOT for the new uses. ODOT recommends the land use decision includes the following Condition of Approval to address applicable state and local approval criteria and ODOT permit requirements: An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Junaidi, ODOT District 2A Assistant Manager, at 503-229-5002 for information on the written permit application process. Washington County Land Use Department has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1 . The existing fire hydrants on the property will satisfy the requirements for the addition. 2. The fire department connection (FDC) shall be located within 70 feet of a fire hydrant. Fire department connections shall not be attached to the protected structure. (UFC 903.4.2.5) 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) 5. A Knox brand key box shall be provided on the building. Contact the Fire Marshal's Office for installation details and an application. (UFC Chapter 9) 6. A building survey and plans, in accordance with TVF&R Ordinance 99-01 , Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: http://www.tvfr.com/Departments/FireMarshal/newconstruction.htm Please contact this office at (503) 612-7010 with any additional questions. NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 18 OF 19 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 16, 2002 AND BECOMES EFFECTIVE ON JANUARY 1, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schdule 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 DECEMBER 31, 2002. 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. YY- December 16, 2002 PREPARr D :•Y: thew Stheidegger DATE Assistant Planner December 16, 2002 AP-PR VED BY: Richard H. B@wersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2002-00016.dec.dot NOTICE OF TYPE II DECISION SDR2002-00016/TIGARD TOWNE SQUARE ADDITION PAGE 19 OF 19 .�.. ,` ,,, '' 41r ��•..: +;v. �� CITY of TIGARD O, , . t..1 0-• • GEOGRAPHIC INFORMATION SYSTEM �� #1 0*#� �� ��� VICINITY MAP \� 1 , .. �� 4A0 y o I � SDR2002-00016..i bi III : =��' ,� '°:';;�� TIGARD TOWNE III Ill Sw e :. J Ht.�`> ® M 9® SQUARE ADDITION nuR14 11 Ill ;: il "���------ 111 :. 12 4 % - Ill _V I I I cif ' 11 I / '' ,----'1 '1----- ..., :...,:,,.TT- . . :. E r.i 1 14 4 _ 4 =I , \ _________L_____. - * for ' , .: 1 lava _imo.sta ----. . ---1 ' I- -1 NI 4**fr., "0.41w A _A5, IR. 'I::( ' l' •• 4 ∎��� ♦♦ fti Tigard Area Map#4■ .• *,4 hi 411 N -_ .14�,�Q 0 400 000 Feet I ■� m si 1'=500 feet ■ Ai .Z W NG •CHARD R Z 1 1 . FISCHEeRD City of Tigard • Information on this map is for general bcation only and + r = Ipf should be venOed with the Devebpment Services Division. • •.IIIIIRII1I. 13125 SW 9 Blvd Tigard,OR 97223 T (503)639-4171 Ilse httpl/www.ci.tigard.or.de Community Development Plot date:Oct 28,2002;C:lmagic\MAGIC03.APR ... i1_1 A / .0. ry / ( 1\\\\\\ .\\\\�\� as 19,731 SHOPS DING I m Y�D. .,. COMPACTOR,\\\\/ os Ov li I1 /,----- I" 4 , t _ .__ _. __. _ _�► a\\\\\\ \\\\ .. °/ K® 1 b'NCH FENCE-4/1 — Z4r AM mom' Z / je, ��� ��,a�.45.-7 4i i�v. P k o .wry--P, -b�b, 'I y / (\\ MARSHALLS 5 4. 4 ,....:,X,.y / Auta_1111111111* MAW , 4 \\,\\1 S j241 4 ' / O =AEI= 15,011 S.F. 3 o• __.- W li&11/1;ZZ Y' /ft i p.,..,71■,...„,,..z.- ii. A' 111 ' . �I i ISl!i!/' Muonc k 6151041 TO DIMING STE RELN+UNC ED R / CLEARANCE i 6'11661 1734CE—7 / — .50.11' IS 1 Lk CITY OF TIGARD SDR2002-00016 CRY OF TIOADD SITE PLAN N TIGARD TOWNE SQUARE ADDITION (Map is not to scale) EXHIBIT .2)-- STOA/EKA Architects & Planners 6775 SW 111th Avenue, Suite 20 SDR2002-00016 Beaverton, OR 97008 TIGARD TOWNE SQUARE ADDITION SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 SN Properties Partnership 1121 SW Salmon Street Portland, OR 97205 Marah Danielson, Development Review Coord. ODOT/Region 1 123 NW Flanders Portland, OR 97209-4037 AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping Better Community I, Patricia G. Guns ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igarr Washington County, Oregon and that I served the following: (Check APPropsate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-0001 6/TIGARD TOWNE SQUARE ADDITION ❑ AMENDED NOTICE (File No/Name Reference) E 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 December 16,2002, and deposited in the United States Mail on December 16,2002, postage prepaid. ' Li,' -� #/ (Person that a epared otic:) STA'1L, of o cEgow ) County of�fWashington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 2,74 day of -Dece ti , 2002. f r OFFICIALS tSHERMAN S, SPER NOT Y PUBLIC OF OREGON NOTARY PUBLIC-OREGON COMMISSION NO,3?3409 My Commission Expires:` /-3 ZOO.? i4SY COMMISSON EG.iricS iv AY 13,2003 EXHIBIT ill% OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00016 CITY OF TIGARD COmMunityalvehpvient TIGARD TOWNE SQUARE ADDITION SfutPing Betteromtnunity 120 DAYS = 1/23/2003 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE ADDITION CASE NO.: Site Development Review (SDR) SDR2002-00016 PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site; however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111th Avenue, Suite 20 Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 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 APPROVE)the above Site Development_Review request subject to certain conditions of approval The tiHallndings"and conclusions on which the decislan is based are noted In the full decision, available at City THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROITHE EFFETE"DATE OF THIS DEcISIQN• All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 16, 2002 AND BECOMES EFFECTIVE ON JANUARY 1, 2003 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 31, 2002. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ' #' '-' % t# if [ ®�i ��!� DR2002 00016 at {{ -( -1 •-t 1 �� �1 ® ‘�0� TIGARD TOWN �' J 1i l N �J, —_ ®I �® SQUARE ADDITION - j.--m----- iy, i i 1' El 1 � )i1 '. P 0111j-- -H— 1 ____1 ------____ NI a J jj_j- iI City arnsard IT± Ti .. Ilp@I(II r ....� ." �w� !II \\,\\A. , F 4 ., .p l a ]I L / d Q , . s N / ty , Q OOWa..., !I W® / ...1.1 I I lig* CITY OF TIGARD f SDR2002.00016 SITE PLAN N TIGARD TOWNE SQUARE ADDITION (Map Is not to scale) • 2S115AB-01200 2S115BA-00100 EXHIBIT AGORIO ENRIQUE R&DIANA D IBJ SCHRODER BANK&TRUST CO 16425 SW 113TH AVE BY ALBERTSONS INC#565 PORTLAND,OR 97224 ATTN:CORPORATE ACCTG DEPT PO BOX 20 BOISE,ID 83726 2S 110CD-00111 2S115AB-01901 BOBOSKY JUDEEN IBJ WHITEHALL BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSON'S INC COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE,ID 83726 2S115AB-01300 2S115BA-90118 BRAND-BROADWAY ASSOCIATES& JAYS UNLIMITED LLC THE KARNO NORTON S PO BOX 269 16255 VENTURA BLVD SPRINGFIELD,OR 97477 SUITE 410 ENCINO,CA 91436 115BD-00100 2S115BA-00600 B D-BROAD •AY ASSOCIATES& KCM ASSOCIATES LLC KARN. OR •N S ATTN:ANDREW A ILG 16255 V •4 URA BLVD 10895 SW 5TH ST SUIT, 10 BEAVERTON,OR 97005 E. INO,CA 9 436 2S 115BD-00200 2S 115BD-02800 B ND-BROADW ASSOCIATES& KING CITY PROPERTIES LLC KAR NORT S 25117 SW PARKWAY STE F 16255 V RA BLVD WILSONVILLE,OR 97070 SUIT 10 6 CINO,CA 91 6 25115AB-01400 2S 110CD-00113 CRAIG JAMES N&VICKI TRS KING CITY RESIDENTIAL 16325 SW 113TH AVE CENTER LTD TIGARD,OR 97223 BY LARRY DRAPER PO BOX 1736 LAKE OSWEGO,OR 97035 2S115BA-01200 2S115BA-90117 EVELSIZER GEORGE E AND KOISTRA MILDRED A EVELYN M 11992 SW ROYALTY CT#17 11955 SW KING JAMES PL KING CITY,OR 97224 KING CITY,OR 97224 2S 115AB-00900 2S 1100C-02400 FOSTER ROBERT B AND LAYTON PROPERTIES LLC KATHERINE E BY NORRIS&STEVENS INC 16565 SW 113TH 520 SW SIXTH AVE STE 400 TIGARD,OR 97223 PORTLAND,OR 97204 2S 1156A-01600 110DC-02300 HANRAHAN WILLIAM L LA ON P ERTIES NO 2 LLC 2525 NE GLISAN#1 BY NO &STEVENS INC PORTLAND,OR 97232 520 6T VE STE 400 RTLAND,0 97204 15BA-0160 2S115BA-00500 HA WILLIAM L LINDLEY SAMUEL P 25 E ISAN#1 16035 SW PACIFIC HWY ORTLAND, 97232 TIGARD,OR 97223 2S115AB-01000 2S115BA-01900 LUNDSTROM RICHARD F&NAILA S PRITCHARD ERNEST I&C ANN 16455 SW 133TH AVE 412 KENWOOD RD TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S 110DC-01300 2S 115BA-00700 LUTON ROBERT C RANDALL HAROLD E JR/AMY& Go KVERNLAND ERIC B RANDALL DONALD D/JOANN 11445 SW SUMMERFIELD DR 15120 SW 119TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2 S 110 DC-00500 2S1 15BA-9000 1 LUTORORTC R0 f L •DENS CONDO Go KV LAND ERIC B OW -• •F UNITS 114 SW S MERFIELD DR • GARD,OR 97224 23 115AB-01500 2S 1156A-00101 MESKEL DURWOOD D&DOROTHY J SN PROPERTIES PARTNERSHIP 16285 SW 113TH 1121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97205 2S115BA-01800 115AB-01910 MITCHELL LOREN H&DOROTHY J S ••0' RTIES PARTNERSHIP 11940 SW KING JAMES PL 112 ALMON ST KING CITY,OR 97224 '•RTLAND,OR 97205 2S115BA-01700 2 115AB-016e: MORLEY RICHARD S&MAVIS M S '•O• RTIES PARTNERSHIP 11930 SW KING JAMES PL 11 ALMON ST KING CITY,OR 97224 'ORTLAND, SR 97205 2S115BA-01300 2 115BA-00103 MOWRY RONALD R SN OP IES PARTNERSHIP 11945 SW KING JAMES PL 1121 ALMON ST TIGARD,OR 97224 P TLAND,OR 97205 2S 110CD-00107 2S 115BA-02000 NORTH SHORE CORP THE STOECKLEIN MARGARET L BY BANK OF AMERICA OREGON 4316 NE 125TH PL PO BOX 6400-UNIT#2814 PORTLAND,OR 97230 PORTLAND,OR 97228 2S115BA-01400 2S115BA-00102 OLSON ROSS E/CAROLE J& SYSTEM CAPITAL REAL OLSON IDA E TRUSTEE PROPERTY CORPORATION 11935 SW KING JAMES PL PO BOX 66207 KING CITY,OR 97224 AMF O'HARE CHICAGO,IL 60666 2S 115BA-01500 2S 110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY,OR 97224 2S 110CD-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S1 10CD-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY,OR 97224 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:lcurpinlsetupllabels\CIT South.doc) UPDATED: April 18, 2002 AFFIDAVIT OF MAILING CITY OF TIGARD Community Development Shaping Better Community I, Patricia L. Guns ord, 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: SDR2002-000 I 6/TIGARD TOWNE SQUARE ADDITION AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on October 29,2002, and deposited in the United States Mail on October 29,2002, postage prepaid. (Person that Pr pared N. ice STAr1IE OF O EGON ) County of Wasshington )ss. City of Tigard ) 17t` /� Subscribed and sworn/affirmed before me on the i< day of Q■yyt/'/KT , 2002. Lz..- OFFICIAL SEAL gam ,�.,,�..� DIANE M JELDERKS 'r NOTARY PUBLIC-OREGON "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 NOTARY PUBLIC OF R G My Commission Expire s /7/0� I NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXIT THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TO'` �I CIY F TIGARD Community Development Shaping l3(Better Community DATE OF NOTICE: October 29, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00016 Type II Land Use Application FILE NAME: TIGARD TOWNE SQUARE ADDITION PROPOSAL: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101. 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 NOVEMBER 12, 2002. All comments should be directed to Mathew Scheidegqer, Assistant 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR DECEMBER 13, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I '\\\<_l�' `<V o _ __ it m�a i� ` GITV of TIGARD -7--- ' � _ / - - it VICINITY MAP j;,,>Y ,,. , -7_._ l , ��di� SDR2002-00016 , _i_ LIB, /74T> r `1 6 Q> e,4 ® ®® 0� TIGARD TOWNE 1_ / w" �--_ is II ®®j SQUARE ADDITION .1J rim 161' / yP: 11 l \ i :7 ' mit.1 , 1 , n--, OM; . " qiipts14.,, ,_>41L-711 ,-:.H, ,, -.A...0Am -- . A,.i..-it,„. , ix/7,1;u/r 1 -- s � ' � " � — 1 --� ■ L�it �_:LEI I i ---- 1 "1 1 11 rrrr�.rrwW+wr.tiw ,10.103.WIN EMT' _ -3 2S115AB-01200 2S115BA-00100 AGORIO ENRIQUE R&DIANA D IBJ SCHRODER BANK&TRUST CO 16425 SW 113TH AVE BY ALBERTSONS INC#565 PORTLAND,OR 97224 ATTN:CORPORATE ACCTG DEPT PO BOX 20 BOISE,ID 83726 2S 110CD-00111 2S 115AB-01901 BOBOSKY JUDEEN IBJ WHITEHALL BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSON'S INC COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE, ID 83726 2S115AB-01300 2S 115BA-90118 BRAND-BROADWAY ASSOCIATES& JAYS UNLIMITED LLC THE KARNO NORTON S PO BOX 269 16255 VENTURA BLVD SPRINGFIELD,OR 97477 SUITE 410 ENCINO,CA 91436 115BD-00100 2S115BA-00600 B D-BROAD AY ASSOCIATES& KCM ASSOCIATES LLC KARN OR N S ATTN:ANDREW A ILG 16255 V URA BLVD 10895 SW 5TH ST SUIT 10 BEAVERTON,OR 97005 E INO,CA 9 436 2S 115B0-00200 2S 115BD-02800 ND-BROADW ASSOCIATES& KING CITY PROPERTIES LLC KAR NORT S 25117 SW PARKWAY STE F 16255 V RA BLVD WILSONVILLE,OR 97070 SUIT 10 • CINO,CA 91 6 2S115AB-01400 2S 110CD-00113 CRAIG JAMES N&VICKI TRS KING CITY RESIDENTIAL 16325 SW 113TH AVE CENTER LTD TIGARD,OR 97223 BY LARRY DRAPER PO BOX 1736 LAKE OSWEGO,OR 97035 2S115BA-01200 2S115BA-90117 EVELSIZER GEORGE E AND KOISTRA MILDRED A EVELYN M 11992 SW ROYALTY CT#17 11955 SW KING JAMES PL KING CITY,OR 97224 KING CITY,OR 97224 2S 115AB-00900 2S 110DC-02400 FOSTER ROBERT B AND LAYTON PROPERTIES LLC KATHERINE E BY NORRIS&STEVENS INC 16565 SW 113TH 520 SW SIXTH AVE STE 400 TIGARD,OR 97223 PORTLAND,OR 97204 2S 115BA-01600 110DC-02300 HANRAHAN WILLIAM L LA ON P ERTIES NO 2 LLC 2525 NE GLISAN#1 BY NO &STEVENS INC PORTLAND,OR 97232 520 6T VE STE 400 RTLAND,O 97204 15BA-0160 2S115BA-00500 HA WILLIAM L LINDLEY SAMUEL P 25 E ISAN#1 16035 SW PACIFIC HWY ORTLAND, 97232 TIGARD,OR 97223 2S115AB-01000 2S115BA-01900 LUNDSTROM RICHARD F&NAILA S PRITCHARD ERNEST I&C ANN 16455 SW 133TH AVE 412 KENWOOD RD TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S110DC-01300 2S115BA-00700 LUTON ROBERT C RANDALL HAROLD E JR/AMY& Go KVERNLAND ERIC B RANDALL DONALD D/JOANN 11445 SW SUMMERFIELD DR 15120 SW 119TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 10D C-00500 2S 115BA-9000 LUT RO RT C R L DENS CONDO Go KV LAND ERIC B OW F UNITS 114 SW S MERFIELD DR GARD,OR 97224 2S115AB-01500 2S115BA-00101 MESKEL DURWOOD D&DOROTHY J SN PROPERTIES PARTNERSHIP 16285 SW 113TH 1121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97205 2S115BA-01800 115AB-0191a MITCHELL LOREN H&DOROTHY J S •'O' RTIES PARTNERSHIP 11940 SW KING JAMES PL 112 ALMON ST KING CITY,OR 97224 '•RTLAND,OR 97205 2S115BA-01700 2 115AB-016 s: MORLEY RICHARD S&MAVIS M S "O' RTIES PARTNERSHIP 11930 SW KING JAMES PL 11 1 ALMON ST KING CITY,OR 97224 'ORTLAND, OR 97205 2S115BA-01300 2 1158A-00103 MOWRY RONALD R SN OP IES PARTNERSHIP 11945 SW KING JAMES PL 1121 ALMON ST TIGARD,OR 97224 P TLAND,OR 97205 2S 110CD-00107 2S 115BA-02000 NORTH SHORE CORP THE STOECKLEIN MARGARET L BY BANK OF AMERICA OREGON 4316 NE 125TH PL PO BOX 6400-UNIT#2814 PORTLAND,OR 97230 PORTLAND,OR 97228 2S115BA-01400 2S115BA-00102 OLSON ROSS E/CAROLE J& SYSTEM CAPITAL REAL OLSON IDA E TRUSTEE PROPERTY CORPORATION 11935 SW KING JAMES PL PO BOX 66207 KING CITY,OR 97224 AMF O'HARE CHICAGO,IL 60666 2S 115BA-01500 2S 110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY,OR 97224 4 2S 110CD-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S1 100 D-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY,OR 97224 STOA/EKA Architects & Planners 6775 SW 111th Avenue, Suite 20 Beaverton, OR 97008 SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street, Suite 400 Portland, OR 97205 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED:April 18, 2002 0,_ . �1 ..,....` 0,7� ,_ '' W R° `. � ,�'r-D ���; ®. ® CITY o` T IGF�RD GEOGRAPHIC IM FORYATrOM aYaTEY pis�,,"� I��� ���� ���' il .00%I '�,ov.;;S,T AREA NOTIFIED:, ;,_. 9 ov 0,-•■ ♦O� to p Apr •11. at 4 1 I # ! - , BM 1 • •� ��,-� �o I�` , FOR. Robert Klas •II 11 1�1 �•.v#* 0 w s : .�I RE: 2S I I S BA 101 11 111 11 111 III irt s„ ,gym ® °e`� �t '1 :111 In Le . � X111 1 . Property owner information �; — is valid for 3 months from ,, ,,, ,,, � �,�a the date printed on this map.mi . #�N 111 v,.�fe. ,. ar 2t1111118111 ♦ ■ 1�l 1 0 1 11ir l .per Ape `` '.w.."' Y "III �s frail 41 -*** 4,.. #. Er N i #4.0 =mem Mill! 11111•101111111 0 200 400 800 Feet D V=498 feet it -pa Of FM , I = ■■■■�■I g sl- r City of Tigard W KING Rtl-ARD DR D. rn - - L. co Information on this map is for general location only and m should be verKrod with the Development Services Divlelon. flu . Tigard,OR 97223 T ( (503)6394171 htt p7/www.ci.tigard.or.us Community Development Plot date:Jul 30,2002;C:lmagic\MAGIC03.APR 2S115AB-01200 23115BA-00100 AGORIO ENRIQUE R&DIANA D IBJ SCHRODER BANK&TRUST CO 16425 SW 113TH AVE BY ALBERTSONS INC#565 PORTLAND,OR 97224 ATTN:CORPORATE ACCTG DEPT PO BOX 20 BOISE, ID 83726 2S110CD-00111 25115AB-01901 BOBOSKY JUDEEN IBJ WHITEHALL BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSON'S INC COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE,ID 83726 25115AB-01300 2S115BA-90118 BRAND-BROADWAY ASSOCIATES& JAYS UNLIMITED LLC THE KARNO NORTON S PO BOX 269 16255 VENTURA BLVD SPRINGFIELD,OR 97477 SUITE 410 ENCINO,CA 91436 115B D-00100 2S 115BA-00600 B' ' 0-BROADWAY ASSOCIATES& KCM ASSOCIATES LLC KARNc OR •N S ATTN:ANDREW A ILG 16255 V 1 URA BLVD 10895 SW 5TH ST SUIT• •10 BEAVERTON,OR 97005 E INO,CA 9 436 2S1 15B D-00200 2S1 15B D-02800 B'•ND-BROADWAY ASSOCIATES& KING CITY PROPERTIES LLC KAR 1 NORT••• S 25117 SW PARKWAY STE F 16255 V ■ RA BLVD WILSONVILLE,OR 97070 SUIT- •10 E •CINO,CA 91 6 23 115AB-01400 2S 110CD-00113 CRAIG JAMES N&VICKI TRS KING CITY RESIDENTIAL 16325 SW 113TH AVE CENTER LTD TIGARD, OR 97223 BY LARRY DRAPER PO BOX 1736 LAKE OSWEGO,OR 97035 251 15BA-01200 2S 115BA-90117 EVELSIZER GEORGE E AND KOISTRA MILDRED A EVELYN M 11992 SW ROYALTY CT#17 11955 SW KING JAMES PL KING CITY,OR 97224 KING CITY,OR 97224 2S 115AB-00900 2S1 10 DC-02400 FOSTER ROBERT B AND LAYTON PROPERTIES LLC KATHERINE E BY NORRIS&STEVENS INC 16565 SW 113TH 520 SW SIXTH AVE STE 400 TIGARD,OR 97223 PORTLAND,OR 97204 2S115BA-01600 110DC-02300 HANRAHAN WILLIAM L LA ON PRTIES NO 2 LLC 2525 NE GLISAN#1 BY NO &STEVENS INC PORTLAND,OR 97232 520 6T VE STE 400 RTLAND,0 97204 2 15BA-01601 2S115BA-00500 HA WILLIAM L LINDLEY SAMUEL P 25 E ISAN#1 16035 SW PACIFIC HWY ORTLAND, 97232 TIGARD,OR 97223 2S115A8-01000 2S115BA-01900 LUNDSTROM RICHARD F&NAILA S PRITCHARD ERNEST I&C ANN 16455 SW 133TH AVE 412 KENWOOD RD TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S110DC-01300 2S115BA-00700 LUTON ROBERT C RANDALL HAROLD E JR/AMY& Go KVERNLAND ERIC B RANDALL DONALD D/JOANN 11445 SW SUMMERFIELD DR 15120 SW 119TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1100C-00500 2S115BA-9000 LUT RO ERT C R L DENS CONDO Go KV LAND ERIC B OW F UNITS 114;1 SW S MERFIELD DR CARD,OR 97224 23115AB-01500 2S115BA-00101 MESKEL DURWOOD D&DOROTHY J SN PROPERTIES PARTNERSHIP 16285 SW 113TH 1121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97205 2S115BA-01800 115AB-01900 MITCHELL LOREN H&DOROTHY J S 0 RTIES PARTNERSHIP 11940 SW KING JAMES PL 112 ALMON ST KING CITY, OR 97224 RTLAND,OR 97205 2S115BA-01700 2 115AB-016 MORLEY RICHARD S&MAVIS M S 0 RTIES PARTNERSHIP 11930 SW KING JAMES PL 11 ALMON ST KING CITY, OR 97224 ORTLAND, R 97205 2S115BA-01300 2 1158A-00103 / MOWRY RONALD R SN OP IES PARTNERSHIP 11945 SW KING JAMES PL 1121 ALMON ST TIGARD,OR 97224 P TLAND,OR 97205 2S110CD-00107 2S115BA-02000 NORTH SHORE CORP THE STOECKLEIN MARGARET L BY BANK OF AMERICA OREGON 4316 NE 125TH PL PO BOX 6400-UNIT#2814 PORTLAND,OR 97230 PORTLAND,OR 97228 2S115BA-01400 251158A-00102 OLSON ROSS E/CAROLE J& SYSTEM CAPITAL REAL OLSON IDA E TRUSTEE PROPERTY CORPORATION 11935 SW KING JAMES PL PO BOX 66207 KING CITY,OR 97224 AMF O'HARE CHICAGO,IL 60666 2S 115BA-01500 23 110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY,OR 97224 2S 110CD-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S1 10CD-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY,OR 97224 • Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 CITY OF TIGARD - SOUTH LIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: April 18, 2002 JUL. -18' 01 (WED) 16:21 STOA INT' L x EKA IF' 5036446567 P. 001 CITY OF TIGARD COMMUNITY DEP TY ARTMENT ,,,� -PLANNING-DIVISION. ° r°F-t1GA420 community Q)e lipwetit 13125 SW HALL-IMULEVARD ShcFpitVg iiet ter Co ,ity TIGARD, OREGON 97223 PHONE: 503-6394171 FAX: 503-6e4.1191(Aux Patsy or ShOcy/Planninel R[OUESL FOR .} 1.0 ' 'ART OWN ' : MAI .1 . � T Property owner information is valid.for 3 months from the date of your request INDICATE ALL PROJECT APM & TAX OT NUM B {.e. IsuuwA0,hx Inc 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF All LOTS FOR THE PROJECT (preferably assessor's tax map): N � f s I Loan- c=e „ _ CI-r• ? • o INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: - (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of applicanie submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: of -m-r- <1,45. PHONE: 4;"0. —C...441.---1-222._ This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum fa processing requests. Upon completion of your request, the contact person will be called to pick up their request i "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THI CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost De atinn: $1 I to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * -q_ sheets of labels x S2/sheet= x.� sets _ $16.00 sheets) of labels x Si/sheet S ; x 3 sets = .2_ sheets of labels x $1/sheet foe CIT area x sets =- $ 4-00 sheet(s) of labels x S2/sheet for CIT area = x sets = �� GENERATE LIST = $1L,0 ' .NEMTE LIST = 5.1] TOTAL - 4,rill) L_- _ --_ TOTAL = APPLICANT MATERIALS r PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# 5 Z_000(- Other Case# FJ'141._ Date 101/7/02 By Receipt# I1-W?--''1`j,1—) Date Application Complete I /� a- /' TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) ❑ Minor Land Partition (II) [I]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 WHL PROP R(Address it available) .162 5 tacIf-t f( TARIUA IAX LU I NOS. 2 s l (15 TOTAL SI FE SIZE / ZONING CLASSIFICA PION APPLICANT* S—r A \ � AQc-.0 t r rrs ak. 1 ..4 K r• .S MAILING ADDRESS/CI IY/STATE/ZIP • G?7 S S \V 1 1 1 -r'u A .e Y' Toth . ( D 704£6 PHONE NO. FAX NO. 004-4- -4-a-22 cg.4-4- C05 Co 7 PRIMARY CON TACT PERSON PHONE NO. 4.4.4--4-2 2 a PROPER1 Y OWNER/DEED HOLDER(Attach list if more than one) H 4 c 1-f 7W o 1 rr -<'Rf' SN I - z -rcct L-L—C MAILING ADDRESS/CI fY/S fA1 E/LIP 7 I (2 I SW SAi-c io N �-, ST 41-v®, Pc'er(.,epAo, C)e 6)7 246 PHONE NO. - FAX NO. 5Q5 -242- 2-6)00 5 0 3 -2 7 4--2©e *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 m �t9N3TRbl�T 2 K EYV L41 1-04 A44NS 1 S-TiNcQ .JL41 Lfl I i 4* FAD 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. SN NVESTMENT PRO ERTIES, LLC / ff/112- Owner's Sig t e ry Ann Kolen, Retail Portfolio Date Manager Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date • • CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of \ authorization • Title transfer instrument or grant deed -/ Written summary of proposal 7 Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) ✓ Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. ✓ Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets ✓ Service Provider Letter '- Impact Study per Section 18.390.040.B.2.(e) • Copy of the Pre-Application Conference notes ZI Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION•(See separate attachment for details on what information to include on each plan): s„�I Vicinity Map ❑ Preliminary Grading/Erosion Control Plan '� Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan •EJ Tree Preservation/Mitigation Plan `O Site Development Plan NO Architectural Drawings (elevations&floor plans) AZI Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 9-16-02; 2 :37PM;Harsch Ih"°stment ; 15032742093 # 1/ 9 trj HARSCH INVESTMENT PROPERTIES LLC Facsimile Transmission Date: September 16, 2002 To: Bob Klas From: Mary Ann Kolen (503) 973-0248 Company: STOAIEKA No. of Pages: (including cover page) Fax number: (503) 644-6567 Time: 3:38 PM Original will not be sent I ( Original sent by US Mail Original sent by overnight delivery RE: Tigard Towne Square Here is a copy of the Special Warranty Deed used to transfer title to the center to SN Properties. Oh— please be advised that the ownership entity has changed to SN Investment Properties, LLC. (This transmission is intended only for the person(s) addressed above, and may contain confidential or privileged information. If you have received this message in error, please telephone immediately. Any use, disclosure, copying or communication of its content is prohibited. Your understanding and compliance is appreciated) 1121 SW Salmon Street • Portland, OR 97205 • Phone: 503-242-2900 • Fax: 503-274-2093 9-16-02; 2:37PM;Harscn Inv?stment ; 15032742093 # 2/ 9 14 , • • SPECIAL WARRANTY DEED GRANTOR'S NAME AND ADDRESS: BIT Holdings Twelve, Inc. Attention: Mr. David C. Schenning Vice President Two Hopkins Plaza, Suite 804 Baltimore, Maryland 21201 GRANTEE'S NAME AND ADDRESS: SN Properties Partnership Attention: Mr. Edward P. Borst Senior Vice President, Acquisitions 1 121 SW Salmon Street . Portland, Oregon 97205 ca.., After recording, return i•n to: 1-11•7: CC1CUDlENT IS A TRUE r.. OF1IGINAL IN FF RCE AND EFFECT SN Properties Partnership III lN � COUNTY, Attention: Mr. Edward P. Borst UNDER FEE# . wo e-t' Senior Vice President, Acquisitions DATE 1 121 SW Salmon, Orego • n Portland, Oregon 97205 �� Y — Until requested otherwise, send all tax statements to: SN Properties Partnership Attention: Mr. Ted Malaska, Vice President, Taxation 1121 SW Salmon Street Port land, Oregon 97205 SPECIAL WARANTY DEED—STATUTORY FORM (CORPORATE GRANTOR) BIT HOLDINGS TWELVE, INC,, a corporation duly organized and existing • under the laws of the State of Maryland, Grantor, conveys and specially warrants to SN - PROPERTIES PARTNERSHIP, an Oregon general partnership, Grantee, the real property described on Rider 1 attached hereto, free of encumbrances created or suffered by Grantor, except as set forth on Rider 2 attached hereto, situated in Washington County, Oregon. The property is free of all encumbrances created or suffered by Grantor, except as set forth on Rider 2 attached hereto. The true consideration paid for this conveyance is an amount equal to Thirteen Million One Hundred Seventy-Five Thousand Dollars ($13,175,000).** **Which is paid by a Qualified Intermediary as part of an IRS Section 1031 deferred exchange. 9-16-02 ; 2:37PM;Harsch investment ; 15032742093 # 3/ 9 Done by order of Grantor's board of directors with its corporate seal, if any, affixed on October 26, 2000. THIS INSTRUMENT WILL NOT ALLOW BIT HOLDINGS TWELVE, INC. USE OF TILE PROPERTY DESCRIBED IN TIIIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND By: ��.� 1 _, Vice President REGULATIONS. BEFORE SIGNING OR David chenning ACCEPTING THIS INSTRUMENT, THE PERSON QCQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY B �L %�� • `' ��� 24. m a PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN OREGON 30.930. STATE OF MARYLAND, CITY OF BALTIMORE) ss. This instrument was acknowledged before me on October 26, 2000 by David C. , Schenning, as vice president of BIT Holdings Twelve, Inc. dr ' c • Notary Public LEE.JOIINSON My commission expires: "1 / a-' °-0° SIJE NOTARY MUG STATE OF MAIMING MY COMM SSMON was Ara U,200$ 2 HA.]:1 5.1966.3 9-16-02; 2:37PM;Hersch Investment ; 15032742093 # 4/ 9 1.• RIDER 1 TO DEED • LEGAL DESCRIPTION PARCEL 1: Parcels 1 and 2, PARTITION PLAT NO. 1994-028, in the City of Tigard, County of Washington and State of Oregon; EXCEPTING THEREFROM that portion of Parcel 2 conveyed to Albertsons, Inc., by Deed recorded July 9, 1999 as Recorder's Fee No. 99082159 and described as follows: Beginning at the Southwest corner of said Parcel 2, PARTITION PLAT NO. 1994-028;' thence along the Westerly line of said Parcel 2 North 00° 02' 39" West, 144.43 feet; thence South 89° 57' 21" West, 7.00 feet; thence North 00° 02' 39" West, 345,83 feet; thence North 89° 57' 21" East, 44.30 feet; thence leaving said Westerly line South 00° 02' 39" East, 345.85 feet; thence North 89° 57' 21" East, 7.00 feet; thence South 00° 02' 39" East, 144.46 feet to the Southerly line of said Parcel 2; thence along said Southerly line North 89° 58' 42" West, 44,30 feet to the point of beginning. PARCEL 2: That portion of the Northwest quarter of Section 15, Township 2 South; Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State , of Oregon, described as follows: Beginning at a point on the East line of the Northwest quarter of Section 15, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, which point bears South 00° 08' 50" East 645.17 feet from the quarter corner on the North line of said Section; thence South 00° 08' 50" East along the East line of the Northwest quarter of said section, a distance of 383.17 feet to a point which is 20.00 feet North 00°08' 50" West from the Southeast corner of that tract of land conveyed to Mountain Park Health Care Facilities, Inc, by Real Estate Contract recorded in Book 1121 page 125, Deed Records for Washington County, Oregon; thence South 88° 19' 48" West 650,21 feet to an iron rod on the Easterly right of way line of SW Pacific Highway and marking the Southwest corner of said Mountain Park Health Care Facilities Tract; thence Northeasterly along said right of way line on the arc of a 3769.72 foot radius curve.to the right (the chord of which bears North 14° 35' 31" East 400.72 feet) a distance of 400.91 feet to an iron rod opposite Engineers Station Ln 212+45.73 P.S.C.; thence Northeasterly continuing along said • right of way line on the arc of a spiral curve to the right (the chord of which bears North 17° • 46' 13" East 1.13 feet) a distance of 1.13 feet to a point on the South line of that tract of land conveyed to Herbert W. Dayson and Betty Jean Dayson by deed recorded in Book 479 page • 136, Deed Records of Washington County, Oregon; thence North 89° 50' 18" West along said South line, a distance of 10.49 feet to a point marking an angle point in said Highway right of way line; thence Northeasterly along said right of way line on the arc of a 3779.72 foot radius curve to the right (the chord of which bears North 17° 37' 24" East 2.02 feet) a distance of 2.02 feet to a point opposite Engineers Station Ln 212+45.73 P.S.C.; thence Northeasterly along said right of way line on the arc of a spiral curve to the right (the chord of which bears North 19° 31' 45" East 372.85 feet) a distance of 372.89 feet to an iron rod opposite Engineers Station Ln 208+70.73 P.S.; thence North 20° 34' 58" East continuing 3 I S A i'11 Vhh 1 • 9-16-02; 2:37PM;HarSCh investment ; 15032742093 # 5/ 9 along said right of way line, a distance of 362.67 feet to an iron rod; thence North 65° 27' 40" East 28.16 feet to an iron rod on the Southerly right of way of the relocated portion of Durham Road; thence South 69° 30' 00" East along the Southerly right of way line of said Durham Road, a distance of 135.49 feet; thence South 00° 02' 39" East 362.38 feet; thence North 89° 57' 21" East 29.18 feet; thence South 00° 02' 39" East 137.33 feet; thence South 89° 57' 21" West 7.00 feet; thence South 00° 02' 39" East 144.12 feet; thence South 89° 58' 42" East 130.18 feet to the point of beginning; EXCEPTING THEREFROM that portion thereof conveyed to System Capital Real Property Corporation by Deed recorded May 17, 1999 as Recorder's Fee No. 99059949 and described as follows: Beginning at a point that is South 0° 08' 50" East, 59.00 feet along the East line of the Northwest one-quarter of said Section 15, and North 89° 55' 20" West, 179.96 feet from the North one-quarter corner of said Section 15; thence South 0° 04' 40" West, 200.00 feet; thence North 89° 55' 20" West, 200.00 feet; thence North 0° 04' 40" East, 89.97 feet to a point on the Easterly right-of-way line of S.W. Pacific Highway; thence along said Easterly right-of-way, North 20° 34' 58" East, 117.47 feet; thence South 89° 55' 20" East, 158.85 feet to the point of beginning. PARCEL 3: Beginning at the Southwest corner of Parcel III as described in a Real Estate Contract to William Brownson II and Judith M. Brownson,recorded September 16, 1980, as Recorder's Fee No. 80032465, which point bears South 00° 08' 50" East 695.17 feet from the one-quarter corner on the North line of Section 15, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon; thence North 00° 08' 50" West along the East line•of the Northwest one-quarter of said Section 15, a distance of 50.00 feet; thence South 89° 58' 42" East parallel with the South line of said Brownsen tract, 629.86 feet to a point on the West line of S.W. 113th Avenue; thence South 00° 09' 02" East along the West line of said street, 50.00 feet to a point on the South line of said 1rownson tract; thence North 89° 58' 42" West along said South line, a distance of 629.86 feet to the point of beginning. PARCEL 4: An easement for parking, ingress.and egress, over the land described therein pursuant to the terms and provisions thereof as granted in that certain Declaration of Restrictions and Grant of Easements recorded June 12, 1987 as Recorder's Fee No. 87030100, as amended by instrument recorded July 9, 1999 as Fee No. 99082160, Records of Washington County, Oregon. • 4 • Tin t:1 5.1966.3 9-16-02; 2:37PM;Harscn Investment ; 15032742093 # 6/ 9 RIDER 2 TO DEED • Access Restrictions, including the terms and provisions thereof, contained in Deed, To: State of Oregon, by and through its State Highway Commission Recorded: May 10, 1952 Book: 332 Page: 387, as amended by instrument recorded February 5, 1988, Fee No. 88-05090 Records of Washington County, Oregon. 2. Access Restrictions, including the terms and provisions 'thereof, contained in Deed, To: State of Oregon, by and through its State Highway Commission Recorded: June 24, 1952 Book: 334 Page: 98, as amended by instrument recorded June 26, 1972 in Book 874, Page 100 and further amended by instrument recorded February 5, 1988, Fee No. 88-05090 Records of Washington County, Oregon. 3. Easement(s) as created in instrument, including the terms and provisions thereof, To: adjacent property owners Recorded: October 28, 1963 Book: 499 Page: 220 Records of Washington County, Oregon. For: roadway purposes 4 Easenlent(s) as created in instrument, including the terms and provisions thereof, To: Portland General Electric Company, all Oregon corporation 'Dated: November 1, 1972 Recorded: October 28, 1963 Book:, 910 Page: 221 Records of Washington County, Oregon. For: power lines 5, Easement(s) as created in instrument, including the terms and provisions thereof, To: Tualatin-Franklin, a joint venture of Tualatin Development Co., Inc,, an,Oregon corporation and Franklin Service Corporation, an Oregon corporation Dated: August 29, I974 Recorded: September 30, 1974 Book: 990 Page: 944 Records of Washington County, Oregon. For: sewer pressure line 6. Easements for existing public utilities in vacated street area and the conditions imposed thereby. Ordinance No.: 75 29 9-16-02; 2:37PM;Harscn investment ; 15032742093 # 7/ 9 • 7. Easement(s) as created in instrument, including the terms and provisions thereof, To: City of Tigard Recorded: June 12, 1987 Fee: 87030098, re-recorded October 14, 1987, Fee No. 87052056 Records of Washington County, Oregon. For: sanitary sewer 8. Declaration of Restrictions and Grant of Easements, including the terms and provisions thereof, By and Between: Westwood Corporation, an Oregon corporation and Albertson's Inc,, a Delaware corporation Dated: June 8, 1987 Iecorded; June 12, 1987 Fee No,: 870301.00, as amended by instrument recorded July 9, 1999 as Fee No, 99082160 9. Common Area Maintenance Agreement, including the terms and provisions thereof, Between: Westwood Corporation, an Oregon corporation; and Albertson's Inc., a, Delaware corporation Dated: June 8, 1987 Recorded: Jude 12, 1987 Fee: 87030101, as amended by instrument recorded July 9, 1999 as Fee No, 99082161 Records of Washington County, Oregon. I 0. Case.mcnt(s) as created in instrument, including the terms and provisions thereof, To: City of Tigard Recorded: June 12, 1987 'Lee: 87030780, re-recorded October 14, 1987, Fee No. 87052055 Records of Washington County, Oregon. For: , storm drainage 11. Boundary Line Agreement, including the terms and provisions thereof, Between: William Wessinger and Frederic Wessinger doing business as W & F Properties and Westwood Corporation, Developers and Contractors, an Oregon corporation Dated: February 10, 1988 Recorded: February 26, 1988 Fee: 88-07836 Records of Washington County, Oregon, 9-18_02; 2:37PM;Harscn Investment ; 15032742093 # 8/ 9 12. a. Covenant Not To Compete, including the terms and provisions thereof, Between: Westwood Corporation, Developers and Contractors And: McDonalds Corporation Recorded: December 8, 1988 Fee: 88-54663 Records of Washington County, Oregon. • b, Restrictive Covenant, including the terms and provisions thereof, Executed by: BIT Holdings Twelve, Inc., a Maryland corporation, as successor in interest to Westwood Corporation In favor of: System Capital Real Property Corporation, a Delaware corporation Recorded: May 17, 1999 Fee: 99059950 Records of Washington County, Oregon. • 13. Conditions and Restrictions contained in Memorandum of Lease, including the terms and provisions thereof, Between: Westwood Holding Corporation and Pay Less Drug Stores Northwest, Inc. Recorded: April 14, 1989 Fee No.: 89-16522 Records of Washington County, Oregon. 14 Easement, as shown on the recorded Partition Plat No. 1994-28 For: private access easement for Parcel 1, Partition Plat No. 1994-28 ;Records of Washington County, Oregon, Affects: a 24 foot wide strip across Parcel 2, Partition Plat No, 1994-28 lying adjacent to the South line of Parcel 1, Partition Plat No. 1994-28 and the Easterly extension thereof 15. Conditions and restrictions, including the terms and provisions thereof, as set forth and as disclosed by Section 6 of Memorandum of Lease Between: BIT Holding Twelve, Inc,, a Maryland corporation and Marshalls of MA, Inc., a Massachusetts corporation Recorded: April 10, 1998 Fee: 98036774 Records of Washington County, Oregon. 9-16-02; 2:37PM;HarSCh Inv?stment ; 15032742093 # 9/ 9 16. Subject to the rights of party or parties in possession, as tenants only, in accordance with any leases affecting portions of said land for the term and upon the terms, covenants, conditions and provisions therein contained, limited to those leases listed in the Rent Roll delivered by Grantor to Grar:,tee concurrently with the Deed. 17. Any'rights, interest or claims which may exist or arise by reason of the following facts shown on survey by Clarence E. Bulcer of said land dated June 19, 1989, last revised May 30, 2000, Job No. 00036, 'a) Traffic sign post in Northwest corner of Parcel I b) Guy and anchors along East line of Parcel 1 1 • • • MINUTES FOR NEIGHBORHOOD MEETING FOR ADDITIONS TO TIGARD TOWNE SQUARE SHOPPING CENTER,TIGARD, OR HELD 9/09/02 AT STARBUCKS SPACE IN TIGARD TOWNE SQUARE SHOPPING CENTER In attendance: one neighbor, owner's representative, and two individuals from the Architects office. Convened the meeting at 6:30 pm and read the statement of purpose to those present. We discussed the location and sizes of the purposed additions, and that they were speculative in nature and intended to have retail uses. The one neighbor attending had some concern that the new 1400 square foot pad building might block the visibility of his adjacent bank building. However, signage might resolve his concern. We also discussed that these additions would be beneficial to the center, in that they would attract traffic for the existing tenants. Reviewed existing circulation patterns and discussed that there would be little or no changes to the existing site layout. Meeting ended at 6:55 pm. STOA / EKA Architects Neighborhood Meeting Tigard Towne Square Shopping Center, Tigard, OR Name Representing - Address Phone Number �{r�e ( ihc 41 /l 4.°5-23 /1 �1CQ�. 49000 l Al SClJ oYlI�J aZ�.Z-a�9� /1 4 1._ ;�/i G s.�/ �f(o A _ EKE ,4 A • 2.14- �f Z2Z cOF JCS& STUBS - ESA AecN C•77s H -r:: :aviseteo+, 44-- 4222 rvnudN { X24^^��-_...::_..'r�?_�,'•. CITY OF TIGARD STATEMENT OF PURPOSE OREGON The following notice shall be read to attendees at the beginning of a neighborhood meeting. This meeting is regarding (project name) s+- els �4o s — APDty$ located at ( project location) f;c,pez I a f and is being held as required by The City Of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. it is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 ft. should have received a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by City staff in order to encourage dialog between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the City planning staff. Property owners within 500 ft will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you will need to contact the developer. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 C 15 August 2002 Stoecklein, Margaret 4316 NE 125th PI. C py Portland, OR 97230 RE: New Retail Buildings at Tigard Towne Square Dear Interested Party: STOA/ EKA Architects are the architects representing the owner of the property located at 16200 SW Pacific Highway— at area south of the DollarTree Building, 2S1 15BA, Lot 101. We are considering proposing a site development review to build two new Retail Buildings at this location. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: 9 September 2002 Starbuck, Suite Q In the Shopping Center 16200 SW Pacific Hwy. 6:30pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503.644.4222, if you have any questions. Sincerely, /7' g -7f4i Robert R. Kias Managing Architect STOA/ EKA Architects STOA INTERNATIONAL tt EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue, Suite 20 • Beaverton, OR 97008 (503)644-4222 • Fax (503)644-6567 STOA: SUPERB TEAM OF ARCHITECTS, ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM • co py 6 August 2002 City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 RE: New Retail Buildings at Tigard Towne Square Dear Interested Party: STOA/EKA Architects are the architects representing the owner of the property located at 16200 SW Pacific Highway—at area south of the DollarTree Building, 2S1 15BA, Lot 101. We are considering proposing a site development review to build two new Retail Buildings at this location. Prior to applying to the City of Tigard for the necessary permits,we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: 9 September 2002 Starbuck, Suite Q In the Shopping Center 16200 SW Pacific Hwy. 6:30pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503.644.4222, if you have any questions. Sincerely, Robert R. Klas Managing Architect STOA/EKA Architects STOA INTERNATIONAL a EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton, OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS, ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM a r '"4k,, S. W. DURHAM RD. 00. RD. 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Y I.N 7`• .f CSR ACM. qµ SD-1 AFFIDAVIT OF AILING/POSTING NEIGHBORHOOD MEETING NOTICE JMRORTANTINOTWE �EE guctNp sJiRE QwEF� Oi` AS l 7 NE 41+ ..,TNALI A d 0 1 (9F Ig: I,�•' l NEIpH BORHOO®I E i,pd 0 6EE THA1PER �INS� 0 , �FF1DA�lT A� �1;�lE 4Af E TlIr1ELIR1aERT� WNiERaIRRENAJLED 1QTI E 'TOT HEAIDDFRESS,l!S-ELIti II: •, ,.W • OafgIMol'?1T�.��%tl�'P�lanrairlg����asia�n '( !25 JSW41411 B;auievard �i;igaa=,il,'0R 9.722Y8!I18.9. ;I IN ADDITION, ,i1tRRtIcANT .HALL'SUBMiT T.H1SAPR DYYIT•1&iQOP ES'tOF ALL-:NOTI, ES 'TH:TIME 30E-YAPPUUCA3t 1. MAILING: Glenda Hander , being duly sworn, depose and say that on the 19 day of August 20 02 , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) The Southerly 140' of Tigard Towne Square a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Beaverton, Oregon with postage prepaid thereon. ck Si nature (In the presence of a Notary Public) POSTING: I, Nader Taheri , do affirm that I am (represent) the party initiating interest in a proposed Retail. Development affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did on the 19 day of August , 2002 personally post notice indicating that the site may be proposed for a Site Development Review application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at The Property Frontage on S.W. Pacific Highway 99 (state location you posted notice on property) - 1.. Sig are (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF %z ot-1 ) County of v,./ssmlNF,-ro ) 55. Subscribed and sworn/affirmed before me on the 19 day of ALtc-,(-fS i , 20 OZ. 4. SUZANNE C WATKINS k Y OFFICIAL SEAL r NOTARY PUBUC-OREGON ..�, COMMISSION NO. x820 N„, COMMISSION MY COMMISSION EXPIRES EOCT.7,2004 ' /C- / , NOT PUBLIC OF OREGON MyLCOirimission Expires: C%c-roc5ee. 7, 0004- 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): 2S 115AB-01000 2S1156A-01900 ' LUNDSTROM RICHARD F&NAILA S PRITCHARD ERNEST I&C ANN 16455 SW 133TH AVE 412 KENWOOD RD TIGARD, OR 97224 LAKE OSWEGO,OR 97034 2S-1100C-01300 2S 115BA-00700 LUTON ROBERT C RANDALL HAROLD E JR/AMY& do KVERNLAND ERIC B RANDALL DONALD D/JOANN 11445 SW SUMMERFIELD DR 15120 SW 119TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1100C-00500 2S115BA-9001t LUT RO RT C R• •L 'DENS CONDO Go KV LAND ERIC B OW •• SF UNITS 114 SW S MERFIELD DR GARD,OR 97224 2S115AB-01500 2S115BA-00101 MESKEL DURWOOD D&DOROTHY J SN PROPERTIES PARTNERSHIP 16285 SW 113TH 1121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97205 2S115BA-01800 2,S115AB-019 MITCHELL LOREN H&DOROTHY J S 0 RTIES PARTNERSHIP 11940 SW KING JAMES PL 112 ALMON ST KING CITY,OR 97224 RTLAND,OR 97205 2S115BA-01700 2 115AB-01600 MORLEY RICHARD S &MAVIS M S O RTIES PARTNERSHIP 11930 SW KING JAMES PL 11 ...SALMON ST KING CITY, OR 97224 ORTLAND, R 97205 2S1156A-01300 2 115BA-00103 MOWRY RONALD R SN OP IES PARTNERSHIP 11945 SW KING JAMES PL 1121 ALMON ST TIGARD, OR 97224 P TLAND,OR 97205 2S110CD-00107 2S115BA-02000 NORTH SHORE CORP THE STOECKLEIN MARGARET L BY BANK OF AMERICA OREGON 4316 NE 125TH PL PO BOX 6400-UNIT#2814 PORTLAND,OR 97230 PORTLAND,OR 97228 2S 115BA-01400 2S 115BA-00102 OLSON ROSS E/CAROLE J & SYSTEM CAPITAL REAL OLSON IDA E TRUSTEE PROPERTY CORPORATION 11935 SW KING JAMES PL PO BOX 66207 KING CITY, OR 97224 AMF O'HARE CHICAGO,IL 60666 23 115BA-01500 2S 110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY,OR 97224 4 25115AB-01200 2S115BA-00100 • AGORIO ENRIQUE R&DIANA D IBJ SCHRODER BANK&TRUST CO 16425 SW 113TH AVE BY ALBERTSONS INC#565 PORTLAND,OR 97224 ATTN: CORPORATE ACCTG DEPT PO BOX 20 BOISE,ID 83726 25110CD-00111 2S115AB-01901 BOBOSKY JUDEEN IBJ WHITEHALL BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSON'S INC COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE, ID 83726 2S115AB-01300 2S115BA-90118 BRAND-BROADWAY ASSOCIATES& JAYS UNLIMITED LLC THE KARNO NORTON S PO BOX 269 16255 VENTURA BLVD SPRINGFIELD,OR 97477 SUITE 410 ENCINO, CA 91436 1158 D-00100 2S 115BA-00600 B' ' D-BROAD' AY ASSOCIATES& KCM ASSOCIATES LLC KARNI OR •N S ATTN:ANDREW A ILG 16255V URA BLVD 10895SW 5TH ST SUIT- .10 BEAVERTON,OR 97005 E. INO, CA 9 436 2S115BD-00200 2S115BD-02800 B' •ND-BROADWAY'ASSOCIATES& KING CITY PROPERTIES LLC KAR • NORT• S 25117 SW PARKWAY STE F 16255 V ■, RA BLVD WILSONVILLE,OR 97070 SUIT. 10 E ,CINO, CA 91' 6 2S115AB-01400 2S 110CD-00113 CRAIG JAMES N &VICKI TRS KING CITY RESIDENTIAL 16325 SW 113TH AVE CENTER LTD TIGARD, OR 97223 BY LARRY DRAPER PO BOX 1736 LAKE OSWEGO,OR 97035 2S115BA-01200 25115BA-90117 EVELSIZER GEORGE E AND KOISTRA MILDRED A EVELYN M 119,92 SW ROYALTY CT#17 11955 SW KING JAMES PL KING CITY,OR 97224 KING CITY, OR 97224 2S 115AB-00900 2S 110D C-02400 FOSTER ROBERT B AND LAYTON PROPERTIES LLC KATHERINE E BY NORRIS&STEVENS INC 16565 SW 113TH 520 SW SIXTH AVE STE 400 TIGARD, OR 97223 PORTLAND,OR 97204 2S115BA-01600 110DC-02300 HANRAHAN WILLIAM L LA ON P ERTIES NO 2 LLC 2525 NE GLISAN#1 BY NO &STEVENS INC PORTLAND,OR 97232 520 6T VE STE 400 ORTLAND,0 97204 15BA-0160 2S1158A-00500 HA WILLIAM L LINDLEY SAMUEL P 25 E ISAN#1 16035 SW PACIFIC HWY ORTLAND, 97232 TIGARD,OR 97223 2S 110CD-00105 • UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS,MN 55406 2S 110CD-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY,OR 97224 Jack Biethan 11023 SW Summerfield Drive #4 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Pau] Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Mary Ann Kolen 1121 SW Salmon Street Portland, OR 97205 City of Tigard Planning Dept. 13125 SW Hall Blvd. Tigard, OR 97223 0 _1 c\r File Number l -76 C1eanWater Services Our commitment is clear. Sensitive Area Pre-Screening Site Assessment Jurisdiction ^m ►Z� Date ( t 3/& z Map & Tax Lot 2S 1 f 4-E, A f m t Owner H-(.baescv Y ,,pvt7 Site Address f Co 2.0s, SAY t ei F(c t-1w'1- 112 1 _ SAY s0,ea,ekes Contact �rizb\ ,qot Proposed Activity F3 x) S�^ L_ Address 47778-, S \y 1. 1 tilt+ Phone 545 Official use only below this line Y N NA Y N NA Sensitive Area Composite Map Stormwater Infrastructure maps Map # 25 4>,9' - QS # 7f Locally adopted studies or maps rp 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: Li Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: v. r Reviewed By: /r?� ` Date: Returned to Applicant Mail Fax Counter Date 9-( 3 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-8621 •Fax: (503)846-3525•iaiaw.cicanwaterservices.org Proposeki Alarra..4;ve. • October 9,2002 NARRATIVE FOR TYPE 2 SITE DEVELOPMENT REVIEW TIGARD TOWNE SQUARE SHOPPING CENTER 11540 SW DURHAM ROAD,TIGARD,OREGON Tax map 2S1, 15BA,lot#00101 CG Zone Site Area= 869,421 square feet Existing Building Area= 176,119 square feet New Building Areas= 8,000 square foot Retail Building in Phase I 1400 square foot food service in Phase II. Total Parking Required=722 cars. Parking provided=836 cars. Required Accessible Parking= 15 cars. Provided Accessible Parking=32 cars. Bicycle Parking Provided=30. Required Landscaping 130,413 square feet= 15%. Provided Landscaping 137,417 square feet= 15.8%. Note that the New Buildings will be phased within a 3-year period. We anticipate that the 8,000 square foot retail building will be constructed first, followed by the 1400 square foot food service building. Each phase will be completed during its construction period. The following is in response to Specific Development Code sections as identified at the pre- application meeting: Chapter18.520 Commercial Zoning Districts: This property is in a CG Zone. All existing and anticipated uses are approved for CG Zones. The size of the lot,building heights, site coverage,landscaping and setbacks comply with CG Zone Requirements. Chapter 18.390.040 Type 2 Procedure: Type 2 procedure will be complied with. The following is the Impact Study: Complete and adequate Utility and Transportation Services currently exist around and thru out the Shopping Center. This includes Mass Transit and Bike Ways. Sanitary Sewer: An existing 8"Public Sanitary Sewer in 15' easement is located on-site on the south side of the future lease area`B". The sewer is approximately 9' deep and a 4" service has been stubbed to area`B"anticipating future development. Lease area"A"can be serviced by internal plumbing to existing lease space to the north or by new service to existing public sewer line located 100' west of lease"A". STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20• Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM ti Water Supply: 8"Water Line is on-site on the south side of lease areas"A"and`B"and can be tapped for water service to each lot. There is also a 12' public water main of the west side of lease area`B"for water service. Storm Drainage: Lease area"A"is currently a concrete surfaced and roofed area, i.e. impervious surface. The development of a new lease space will not increase the impervious surface. The addition of some landscape areas will decrease the impervious area. No storm water quality or detention facilities are proposed for this area. The new downspouts will be connected to the existing 12"storm drain on the south side of the driveway adjacent to area"A"via eisting storm drain connections. Area "B" is predominately covered with a gravel pad. left this way anticipating future development. The change to a 1,406 square foot lease building and paved drive-thru and parking will not increase the impervious area more than 5,000 square feet, so water quality and storm detention facilities are not proposed. The drive-thru and parking areas will drain to an existing an-site catch basin 45' basin 45' east if area`B" This work will add approximately 5%to the building area of the center. Existing services will be very adequate to accommodate the additions The anticipated uses of these new areas will be the same types of uses as already exist in the shopping center,and will have no additional noise ur traffic impacts. No change is anticipated to the existing site lighting. Avalon Park is the nearest park to the Shopping Center. The activities in the Shopping Center should have no impact upon Avalon Park. Chapter 18.705 Accesses,Egress and Circulation: The site is currently served by two driveways onto Pacific Highway,two driveways onto SW Durham Road,and two driveways onto SW 1136 Avenue. These are adequate and functioning well. There is no intention to change these driveways. Copy of the site plan was sent to ODOT 13 September 2002; Kristen called from ODOT on October 2,2002 to tell us"ODOT had no problem with the additions to Tigard Towne Square". There is currently a major pedestrian access off Highway 99 nearer to the intersection with Durham Road,and a second pedestrian access off SW Durham Road near the middle of the Shopping Center. We do not believe that pedestrian access should be encouraged at the southerly frontage of SW Pacific Highway because there is no sidewalk in this right of way, the lighting is poor, and the traffic is relatively fast in this divided highway situation. It would be difficult to ensure pedestrian safety in this area of SW Pacific Highway. Chapter 18.745 Landscaping: The Shopping Center currently has landscaping in compliance with City requirements; Sheet LS2 indicates existing trees in the planted areas adjacent to the property line at the south end of the center-where this work is going to occur. Note that there are (5)36"Fir Trees at the buffer area adjacent to SW Pacific Highway. There are approximately 83 Deciduous and Evergreen Trees in the buffer area with the residential property at the south and east side or the site. We currently have a 26' heavily planted buffer area at the south property line,and a 16' wide buffer area at the east property line. There also exists a hedge at the westerly half of the south property line. Both the south and the east property lines have a 6' high chain link fence with wood slats. The south property line currently complies with the Dl buffer option. The east property line complies with the D2 buffer option. Also note that the adjacent residential property is at a lower level than the Shopping Center, and the relatively steep bank is heavily planted. Chapter 18.755 Waste and Recyclable Storage: An existing 2150 sf service area behind the Phase I building will have very adequate space for trash and recycle dumpsters. There is an existing 80 sf trash enclosure located to the northeast of the Phase II building that will be adequate for the trash and recycle facility for that building. Both trash areas are accessible to existing haulers who service the Shopping Center frequently. Chapter 18.765 Parking: As indicated above existing parking is in excess of requirements of the development code. It is hard surfaced. Included in this work is closing of one duplicated interior drive intersection in front of the Starbucks space, See Sheet SD-2. With this,the site circulation is well defined,with clear separations between passenger and service vehicles, and pedestrians. We have anticipated 3.7 spaces per 1000 square feet for the Phase 1 Building,and 9.9 spaces per 1000 square feet for the Phase 2 Building. There will be minimal changes to the existing parking layout.A few new spaces will be added adjacent to each of the new buildings. The parking provided exceeds the minimum requirements—722 required, 836 provided. The code requires 15 handicap spaces, and the site currently provides 32. The site plan indicates 28 bicycle parking spaces, and 15 of them are undercover. They are seldom used. We proposed 2 additional bike spaces at the Phase II Building. Table 18.765.1 indicates a stacking lane requirement of 200' for drive in restaurants. The site does not have enough area for a 200' stack lane without encroaching on other parking and circulation areas that would adversely the entire site layout. The Phase II Building may be a food service building,but it is too small for a drive thru restaurant similar to the well-known national chains. It will most likely be a coffee service facility or perhaps ice cream or pizza. We request a special adjustment for the 200' stack length requirement. Granting the adjustment will not be detrimental to public health, safety or welfare in this situation because the stack lane length here is similar to that of the adjacent bank,and the frequency of use of the stack lane should be no greater than that of the adjacent bank.The current stack lane requirement is such that the owner's right to use this pad area on the property is limited. Chapter 18.780 Signs: The Shopping Center currently has two free standing signs in compliance with code requirements, one on SW Pacific Highway, and the other on SW Durham Road. The owner would like to request an additional freestanding sign at the southerly driveway onto SW Pacific Highway. The owner would also like to request that"up to an additional 50%of sign area be permitted under the review process"as noted in chapter 17.180.130.6.4. This is necessary to provide adequate signage for a center of this size, in this particular location,especially with the new tenants that who have joined the center. J Chapter 18.790 Tree Removal: Mature existing trees are noted on Sheet LS-2. There are 5 large Fir Trees on the property line fronting Pacific Highway. There are 83 mature trees in the buffer areas at the south and east property lines. None of these will be removed as part of this project. Chapter 18.795 Visual Clearance Areas: Visual Clearance areas currently exist at all driveways onto the right of ways. The work in this project will be in the vicinity of the southerly driveway onto SW Pacific Highway. Site Plan Sheet SD-1indicates a visual clearance triangle with 35' legs to be maintain at this driveway. We believe these two proposed additions will complete the center as it was intended to be. Please note that the exterior elevations of these additions are designed to be complimentary to the exteriors of the other buildings in the center. See Sheets Al and A2 which show floor plans and exterior elevations. The Following Materials are enclosed: Signed land use permit application Special Warranty Deed. Notes from pre-application conference from Planning Department and Engineering,which was held July 30,2002. Copy of Notification letter and mailing list,Affidavit of Mailing and Posting,and minutes of Neighborhood Meeting held September 9,2002. Clean Water Services Sensitive Area Prescreening Site Assessment dated 9-13-02. 2 copies of envelopes with stamps and address labels. Check for$3000.00 based upon$700,000.00 budget estimate. Thank you for your consideration of this proposal. I A k CITY OF TIGARD Community Development Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 1/23/2003 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2002-00016 Type H Land Use Application FILE TITLE: TIGARD TOWNE SQUARE ADDITION APPLICANT: STOA/EKA Architects & Planners OWNER: SN Properties Partnership 6775 SW 111th Avenue, Suite 20 Harsch Investment Properties, LLC Beaverton, OR 97008 1121 SW Salmon Street, Suite 400 Portland, OR 97205 REQUEST: The applicant is requesting Site Development Review approval for a 3-year phased development to construct 2 new buildings on existing building pad areas. Building #1 is an 8,000 square foot addition to the existing Dollar Tree building on the subject site, however, the intended use will not be tied to the Dollar Tree. Building #2 will be a 1 ,400 square foot stand alone food service building with a drive-thru located adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lot 101 . ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, CRITERIA: 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: OCTOBER 29, 2002 DATE COMMENTS ARE DUE: NOVEMBER 12, 2002 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM L_ICITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: DECEMBER 13, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP El LANDSCAPING PLAN ❑ IMPACT STUDY ® SITE PLAN ❑ WETLANDS REPORT TRAFFIC IMPACT STUDY ® NARRATIVE ❑ TREE PLAN ❑ OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheideqqer, Assistant Planner (503) 639-4171, Ext. 2437 PUBLIC FACILITY PLAN Project: . igard Towne Square Add. COMPLETENESS CHECKLIST Date: 10/22/02 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. n/a ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report n/a ODOT said not needed. ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ® Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention n/a provided? ❑ Water quality/detention facility shown on plans? n/a ❑ Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ❑ Storm stubs to adjacent parcels required/shown? n/a The submittal is here. deemed ® COMPLETE INCOMPLETE • By: Ptail\ !.. _ Date: 10/22/02 REVISED. 10/22/02 CITY OF TIGARD October 23, 2002 OREGON STOA\EKA Architects & Planners Attn: Robert Klas 6775 SW 111th Avenue Beaverton, OR 97008 RE: Notice of Incomplete Submittal-SDR2002-00016/Tigard Towne Square Dear Mr. Klas: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please submit the following information in order for staff to begin your review: 1. Submit 16 additional sets of application materials. Please make sure all plans are folded at time of submittal. If you have any questions, please feel free to contact me at 503-639-4171, extension 2437. Sincerely, Mathew Scheidegger Assistant Planner i s\c u rpl n\ma t h ew\s d r\S D 82002-00016.a c c c: SDR2002-00016 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 LAND USE APPLICaION Project: .5c, 'COMPLETENESS REVIEW ti COMPLETE INCOMPLETE STANDARD INFORMATION: - PI Deed/Title/Proof Of Ownership CRC_ Neighborhood Mtg. Affidavits, Minutes, List Of Attendees . Impact Study (18.390) 21 USA Service Provider Letter za Construction Cost Estimate _# Sets Of Application Materials/Plans Pre-Application Conference Notes g- Envelopes With Postage (Verify Count) PROJECT STATISTICS: 0,■ Building Footprint Size % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: ❑ Building Footprint Et' Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable [l Building Height ca' Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan ❑ Lighting Plan TREE PLAN/MITIGATION PLAN: ADDITIONAL REPORTS: (list any special reports) ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑I 1 8.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 1 8.765(OT(-Street Parking/Loading Requirements) I18.340(Director's Interpretation) ❑ 1 8.630(Washington Square Regional Center) ❑ 1 8.775(Sensitive Lands Review) ❑ 18.350(Planned Development) ❑ 18.705(Access/Egress/Circulanon) ❑ 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) I I 18.370(ranances/Adjustments) ❑ 18.715(Density Computations) ❑ 18.790(Tree Removal) i18.380(Zoning Map/Text Amendment) ❑ 1 8.720(Design Compatibility Standards) ❑ 1 8.795(Visual Clearance Areas) i18.385(Miscellaneous Permit) ❑ 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 1 8.798 Wireless Communication Facilities) ❑ 18.410(Lot Line Adlusonent) ❑ 18.740(Historic Overlay) ❑ 1 8.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permit) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) L1 8.510(Residential Zoning Districts) ❑ 1 8.750(Manulactured/Mobil Home Regulations) A 18.520(Comtrseraal Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 aris CITY OF TIGARD October 25, 2002 OREGON STOAIEKA Architects & Planners Attn: Robert Klas 6775 SW 111th Avenue Beaverton, OR 97008 RE: Notice of Complete Application Submittal SDR2002-00016/Tigard Towne Square Dear Mr. Klas: The City has received the information necessary to begin the review of your Site Development application. Staff has, therefore, deemed your application submittal as complete on 10/25/2002 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions, please feel free to contact me at 503-639-4171, extension 2437. Sincerely, "7/7 -6-KI Mathew Scheidegger Assistant Planner I:\curpl Murat hew\sd r\S DR2002-000 16.acc.acc c: SDR2002-00016 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild 1 CITY OF hG PRE PRIG TION CONFERENCE NOT �n��.o a�, °r' 0tr OmmunrtyOevefopment �'� �: , y 9t Better Community (Pre-Application Meeting`Notes are`Valid for�Six (6) Months) NON-RESIDENTIAL i we) 4-04 lok f-^k4g4Ke Aga (� Lx tt'r'G fbyf g ,Q. IT FP.MGCE u �JJ 1 _ .S1t�£ v�e -I co 14 CC) _ . P..60 /4.GG6-.S.5 ATREMP.: APPLICANT: `5-r .61(A /-lrtie.,1-ee-k-5 AGENT: Phone: (r e3) '444- z Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: //5'444!7 s4-) e TAX MAP(S)/LOT #(S): 2$//S /1- ,1)/r ` NECESSARY APPLICATIONS: - _ - - bA PROPOSAL DESCRIPTION: A _ __ �� ti.._�,. - - Z�. j /21 4 7 ,up /-4. 97 COMPREHENSIVE PLAN 6 � MAP DESIGNATION: ZONING MAP DESIGNATION: l -- I CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: 1' ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. e> ) MINIMUM LOT SIZE: ft. Average Min. lot width: Sc E ft. Max. building height: 4S ft. Setbacks: Front ft. Side Z ft. Rear a ft. Corner , ft. from street. MAXIMUM SITE COVERAGE: $S % Minimum landscaped or natural vegetation area: /5 EL 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 9 NON-Resiaeniat Application/Planning°vision Section • - :' NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, induding 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. R.1 ACCESS [Refer to Chapters 18.105 and 18.1651 Minimum number of accesses: - Minimum access width: 3 . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: k WALKWAY REQUIREMENTS (Refer to Code Section 18.105.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS [Refer to Code Chapter 18.730) ✓ STREETS: feet from the centerline of • LOWER INTENSITY ZONES: feet, along the site's boundary. Y FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.8.1 BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: Y A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building setbacks will be at least half('/2) of the building's height; and .- The structure will not abut a residential zoned district. V4.__BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential AppbcatiadPlannwg 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: 1ANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. 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 18.165.0401 REQUIRED parking for this type of use: 9, 9 Parking SHOWN on preliminary plan(s): /0 SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 10ADING AREA REQUIREMENTS (Refer to Code Section 18.165.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-ResidenAal Applicabon/Planning Division Section ( I 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 18.115) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ( STEEP SLOPES (Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. I I CLEANWATER SERVICES(CWS)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION & ORDER 96-44 'SLOPE ADJACENT WIDTH OF VEGETATED •.SENSITIVE AREA DEFINITION • 5 TO SENSITIVE AREA'', CORRIDOR PER SIDE • Streams with intermittent flow draining: <25% t► 10 to <50 acres 15 feet 1 >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 1 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential AppicationiPlannirg Division Section • Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS [Refer to Code Chapter 18.180) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: ► Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.190.060.EJ 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 9 NON-Residential Appfcabon5Ptanning 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. 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. [J WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.797.030) The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d)_ CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential Application/Planning Divisor Section ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Cleanwater Services (CWS) standards adopted and administered by the City of Tigard. I I RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: ➢ Native plant species currently cover less than 80%of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. I I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) _X------18.705(Access/Egress/Circulation) >S 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) 18.715(Density Computations) --` 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscefaneous permits) 18.725(Environmental Performance Standards) _ 18.797(Water Resources(WR)Overlay District) "--18.390(Derision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) _ 18.740(Historic Overlay) X. 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home occupation Permits) _ 18.430(subdivisions) 18.745(Landscaping&Screening standards) 18.510(Residential Zoning Districts) 18.750(ManutaduredMbbd Home Regulations) 18.520(Commercial Zoning Districts) - 18.755(Mixed Solid Waste/Recyckng Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Manning Division Section - ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE �c 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), 8Y2"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 Pm-Application Conference Notes Page 8 of 9 NON-Residential appica6onEPlanning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal pqriod follows II nd use decisions. An appeal on this matter would be heard by the Tigard ?ice,,-Z"' ,, �� r-{� . A basic flow chart which illustrates the review process is avale from the Planning Division upon request. P 9 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: _7-ll-' D , /;!--- CITY OF RD LAN f I IN - STAFF HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1291 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:lpattylmasters\Pre-App Notes Commercial.doc Updated: 1-Nov-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential App6cato Wtanning 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: � � --r 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: ❑ Arborist Report/Tree Assessment ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:lpatty\masters\dieddist.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 ❑ 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 h:\patty\masters\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) PIIE ...P�PLC '� � � � , 'Ato :2:t ' , ' , ,... ;„ atiorngard,Oregon ` � Coimnu u ty Development Shaping A Better Community PUBLIC FACILITIES Tax Mauls): 2S115BA Tax Lolls): 00101 Use Type: Commercial Lease Space The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: SW to feet Li SW to feet SW to feet SW to feet Street improvements: ® Partial street improvements will be necessary along SW Pacific Highway, to include: I 1 feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z Other: Applicant ' need to coordinate with ODOT w egard to any improvements that • may be warranted for this roadway. ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: (� feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk n 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 I I -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I 1 -foot concr sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to 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 Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located on the site and presently serves the existing structures. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide new sewer connections to the new additions. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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 eed 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. If the net new impervious area exceeds 5,000 sf, then an onsite detention facility will be required. The applicant must submit a calculation that shows the net increase in impervious area. 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. I I Payment of the fee in-lieu. Onsite facility is required if the net increase in impervious area exceeds 1,000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) The applicant will likely need to submit a traffic impact report for the addition. This will be ODOT's decision, as Pacific Highway is their roadway. Contact Christian Snuffin, ODOT Region 1, at (503) 731-8202. 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 I Squired 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 for the increase. 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 PH permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section I 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: 7 o z_ ENGINEERING DEPARTME T STAFF TE Phone: 15031639-4171 Fax: 15031624-0752 ileng\bnanrltemplates\preap notes-eng dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Conditions Associated With 1/29/03 9:06:12AM TIDEMARK Case #: SDR2002-00016 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PACIFIC HWY. PEDESTRIAN ACCESS None Met MAS 1/24/03 MAS 1. Provide a pedestrian access from the main entrance of building#2 to SW Pacific Highway. 1 BLDG.#2 WALKWAY PAVEMENT MARKI N None Met MAS 1/24/03 MAS 2. Separate the required walkway of building#2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation(curbed)or a minimum 3-foot horizontal separation. 1 BLDG.#2 WALKWAY-HARD SURFACE None Ink MET MAS 1/14/03 PLL 3. Show the required walkway of building#2 to be constructed with a hard surface material. 1 BLDG.#1 PARKING STALLS&TREES None Met-. MAS 1/24/03 MAS 4. Provide a plan showing the proposed parking stalls along the south side of proposed building#1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 1 FRANCHISE HAULER APPROVAL None NOT MET MAS 1/14/03 PLL 5. Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 1 2 ADDITIONAL ADA PARKING STALLS None 1111WMET MAS 1/14/03 PLL 6. Provide 2 additional ADA accessible parking stalls. 1 BLDG.#2 PKNG.STALLS NEED WHEELSTO MET MAS 1/14/03 PLL 7. Provide a plan that shows all 4 proposed parking stalls associated with building#2 to be fitted with wheel stops. 1 BICYCLE PARKING STALLS None Met MAS 1/24/03 MAS 8. Provide 2 bicycle parking stalls for each of the proposed buildings. 1 BICYCLE RACK PLAN None Met MAS 1/24/03 MAS 9. Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C.of the Tigard Development Code. 1 TREE PROTECTION MEASURES None Met , MAS 1/24/03 MAS 10. Tree protection measures must be installed,and approved by the City's Urban Forester for the existing fir trees between the construction site of building#2 and Pacific Highway. 1 DETAILED LIGHTING PLAN None Met MAS 1/24/03 MAS 11. The applicant shall provide a detailed lighting plan for the exterior of the proposed development. 1 ODOT APPROACH PERMIT None Met MAS 1/24/03 MAS 12. An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Hunaidi, ODOT District 2A Assistant Manager,at 503-229-5002 for information on the written permit application process. 1 ON-SITE H2O QUALITY FACILITY None NOT MET BDR 1/14/03 PLL 13. Prior to issuance of a site permit,the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 H2O QUAL.FACILITY DESIGN ENGINEER None NOT MET BDR 1/14/03 I'LL Page 1 of 2 CaseConditions..rpt A JOB ZTec ENGINEERS, INC. SHEET NO. OF 3737 S.E. 8th Avenue CALCULATED BY DATE PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE 4 •, 1 2 1 F 413 $ 5i74 214557 flI1 -1 : 479 , 21 + S1179123 64 ,171 + : 1 • • • • rt --r"? - -- o . . • ) cpAC A 2- t 11-/ 1 . . . .1d2 A • . •1/4v 4 \ 4 cl" :" , , • A".7?• • • e r ..AV7 • 41::.L. NI 155k* 1 2,— 21—asy- D PRODUCT 207 ZTec Engineers, Inc. Civil • Structural • Surveying 3737 SE 8th Ave. John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, P.E Chris C. Fischborn, P.L.S. (503) 235-8795 Dean P. Zarosinski, P.E. FAX: (503) 233-7889 E-mail: john.middleton @ztecengineers.com PAGE: 1 of 1 DATE: December 23, 2002 TO: Bob Klas STOA\EKA Architects & Planners FAX NO.: FROM: JOHN McL. MIDDLETON P.E. Re : Tigard Towne Square Addition SDR 2002-00016 Conditions of Approval 13 requires an on-site water quality facility on Lease space B. The site does lend itself well to incorporating a water quality facility. The actual additional area of impervious surface is small just over 2000 sq. ft. in fact I originally credited at much less than that because I counted the original gravel pad as 100% impervious but the City wants only 40% of the area to count as an existing impervious area. After discussions with Brian Rager I am proposing installing trapped catch basins and a water quality manhole to provide a degree of treatment for all the roof and paved area runoff from Lease Area B. I'm counting this as 50% treatment for the new impervious area. This calculates to be a treatment area in excess of the additional impervious area on the site. An additional advantage of this approach is that some level of treatment is added to the existing parking areas that drain to these catch basins that were flow through type. I looked at installing a treatment pond on the west side of the drive through aisle but found it would only be treating the roof runoff, a less polluted surface than the paved area. It also had the potential to impact the roots of the large fir trees which are to be retained. Condition 14 requires inspections and reports by Ztec and we are available to supply this service. JOB 77 6--A Q.‘) T-D J r) S:61 6AQ4-' ZTec ENGINEERS, INC. SHEET NO. OF 3737 S.E. 8th Avenue ^-tea CALCULATED BY DATE / `� PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE .I I. - I � - 1 I .I 5 3 I • :I 1 i I 1 5 6 / P _ 3 I S n I 'I , ) 3 c:5Tv2 __ o f A L<i\) L SCI T( D S P A C.rc • ��C A e `7'i /.1G- P as 53K/ ao-t- 84-) . . . 2 -t-YZ�tdvx � 4, g764- 300 = 5- J7 � Fr� Coves A5 6t-bc7, / n'7P 62'( dos 0E -r-16-41 A 26-A Ex Y 1 ND Cr / /r) P G2✓'(o 4-X 5, / Tcr2 �j 07o FTC Aig 64 7 i 2ViOU �12jG4� ■.,•Li ; 27 Z 5 -1 FT•1" F/2_0.-t Pa Q►rJ w 6 7 7 o 4, 9 F1 l�J G�EaS / n/ / 7IE2V1dVS A26,c, = lt- �- - 207D 5/,4J 2- ' /, O F-1 , (�.), eq. . T 2_6-CT &-1 � 6GZv � K ��j , �D g t V LA-LA E tor► T PA 24.///Cr $ S ► EA-A 2A r 70 EX/. -r, ) c, CATGN l AS / .✓S 7-O T L p2aA — L c f 30 3J 5 x�ST� � C-s -c-C• cR, AS r I./ 5 A 2S- f �d � U 2v v Cs'-W - ra-0 0 0,S t ) 1\) S -r A L-I_-1 S "T z.� 7/2-0 5 a -re_E AT 0 PRODUCT 207 Jog L--3 J a1..)A ZTec ENGINEERS, INC. SHEET NO OF 3737 S.E. 8th Avenue CALCULATED BY DATE PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE irY7 f2.--V 01/43S P.9 --r )/z_x 3 5 ic) 7 -rte -z z5-a -- Z, 832- t 1� vim.A OV CT a te,, -rte 6- 726-7.q T ZS Z—. l W8 a3L z'- �� CTe -T F-.0 L_ (tea--- f- A A )) 3oC, vac --r -) 7�4 r S P. 24-4 D 2-- W 0 o Esc--� . ( o- 3C" ) � 25� oZ— / 36C E 39 e7 -3_ /--1,5 &-- --/5 Cr A LA N 7 6.2_ 01 Z-5- -? _ PAN/ I 1�l PCTS r\&.'(6,, (..„..AA G A Q • D PRODUCT 207 � I I I^ RECEIVED PLANNING Memorandum STOA/EKA, Architects JAN 2 1 2003 CITY OF TIGARD To: Matt—City of Tigard From: Bob Klas cc: Mary Ann Kolen Date: 24 December 2002 Project: Tigard Towne Square Job#.' 01-26 ❑Urgent ❑ for Review ❑Please Comment ❑Please Reply ❑Please Recycle • Comments: The following is our response to the conditions of approval. Item 1: See Site Plans showing added pedestrian access from Building 2 to the sidewalk in the right of way. -.Item 2: See Site Plans showing pedestrian connection between Building 2 and Building 1. Item 3: Except for driveway crossings,the pedestrian access is 4"concrete walk approximately 6"above paving grade. Item 4: See Site Plan showing reconfiguration of Landscaped Islands and parking at the south side of Building 1. Also see the revised landscaped drawings. • ..Item 5: Pride Disposal has been contacted for a sign off letter for the existing solid waste and recycling services. Item 6: An additional ADA parking stall has been added in front of the DollarTree, and a second ADA parking stall has been added in front of the Building 1. Jtem 7: Wheel stops have been installed at the parking spaces in front of Building 2. Item 8: The bike racks at Building's 1 and 2 will accommodate two bike-parking stalls each. Item 9: The bike rack selected for use will be ribbon rack model with slots for two bikes. .Item 10: Note has been added to Landscaping Plan requiring tree protection measures to be installed as approved by the City's Urban Forrester. -.Item 11: These projects will have no change in the existing light pole locations,which were previously approved by the Planning Department. As discussed with staff planner,we have indicated wall-mounted lights on Building 1 and on Building 2 on the elevation sheets. Item 12: We have contacted ODOT and they are sending us material to apply for an approach permit. em 13: quires an on-site water quality facility on Lease Space B. The site does lend itself well to corporating a water quality facility. The actual additional area of impervious surface is small just over 2000 sf. In fact I originally credited at much less than that because I counted the original gravel pad as 100% impervious but the City wants only 40%of the area to count as an existing impervious area. (7re5 Nrg After discussions with Brian Rager, I am proposing installing trapped catch basins and a water quality manhole to provide a degree of treatment for all the roof and paved area runoff from Lease Area B. I'm counting this as 50%treatment for the new impervious area. This calculates to be a treatment area in excess of the additional impervious area on the site. An additional advantage of this approach is that some level of treatment is added to the existing parking areas that drain to these catch basins that were flow through type. I looked at installing a treatment pond on the west side of the drive through aisle but found it would only be treating the roof runoff,a less polluted surface than the paved area. It also had the potential to impact the roots of the large fir trees,which are to be retained. Item 14: Requires inspections and reports by Ztec and we are available to supply this service. 6775 S.W.111`h Avenue,Suite 20 Beaverton OR 97008 503.644.4222 tel 503.644.6567 fax ekaateleport.com e-mail www.stoaintl.com web 12/27/2002 14: 02 5036256179 PRIDE DISPOSAL COMPM PAGE 01 PC Box 82C Phone:50 .6 97177 Pride Disposal Company Phone:603625-G177 Fax:503-625-6179 Fax To: John Middleton From Rose Bowles 0/0 Pride Disposal Co. Fax: 503-644-6567 Date: December 27, 2002 Phone: Pages: 1 Re, Tigard Town Square Addition CC: Li Urgent ❑ For Review ❑ Please Comment Please Reply ❑ Please Recycle •Comment In reviewing your site development Phase II is okay. We need more information on Phase L A 10 ' X 12 'trash enclosure is only enough room for totes (roller carts), no recycling or containers. AYE. h6r E /—wry v -RAaty y_) Tip 1 s‘e._ 1a 12'6 a Ter, ®,cr-fa f4,24=)bT-E Thank-you, Rose Brian Rager- Tigard Towne Square, SDI 02-00016 Page 1 • PLAt‘jF.(i_cmt4440---rIk---'6-\( From: Brian Rager To: john.middleton@ztecengineers.com Date: 2/7/03 12:45PM Subject: Tigard Towne Square, SDR 2002-00016 I received your revised water quality calculations and find your proposal to make good sense. I was able to follow your calculations and concur that by adding the sedimentation manhole and trapped catch basins in the existing areas you specified, you will effectively provide more than enough phosphorus removal to account for the increase in impervious area in Lease Space B. Thanks for your attention to this matter. FEB 04 2003 11 : 58 FR ZTEC 503 233 7889 TO 5036847297 P . 01 /05 ZTec Engineers, Inc. Civil • Structural • Surveying 3737 SE 8th Ave. John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, P.E Chris C. Fischborn, P.L.S. (503) 235-8795 Dean P. Zarosinski, P.E. FAX: (503) 233-7889 E-mail: john.middleton©ztecengineers.com PAGE: 1 of 1 DATE: February 4, 2003 cvb TO: Brian Rager City of Tigard .�� FAX NO.:503-684-7297 ti\ FROM: JOHN McL. MIDDLETON P.E. Re : Tigard Towne Square Addition SDR 2002-00016 Revised Storm Drain Calculations Conditions of Approval 13 requires an on-site water quality facility on Lease space B. The site does not lend itself well to incorporating a water quality facility. The actual additional area of.impervious surface is small, 21832-sq ft. This is only 192-sq. ft. more than assumed area of 2,640 sq. ft. for development of a single dwelling on a residential lot of record which does not require construction of an_4n-site water quality facility, per Clean Water Services Design Standards 3.12 b 1) d),In fact I originally credited much less than that, because I counted the original gravel pad as 100% impervious but the City wants only 40% of the area to count as an existing impervious area I am proposing installing trapped catch basins and a water quality manhole to provide a •egree o_ -. n.- . . . i • - •.. .n. ..ved area runoff from Lease Area B. The advantage of improving the existing facilities is that it improves treatment for a much larger area than the small Lease area being developed. Since the area is large the assumed treatment value can be reduced and still exceed the new impervious area being added. I'm counting the treatment values as 7% treatment for areas draining to the new trapped catch basins and 5% for the areas being routed through the new water quality manhole. The attached, revised storm drain calculations detail the areas of runoff to the various facilities. I looked at installing a treatment pond on the west side of the drive through aisle but found it would only be treating the roof runoff, a less polluted surface than the paved area. It also had the potential to impact the roots of the large fir trees which are to be retained. FEB 04 2003 11 : 58 FR ZTEC 503 233 7889 TO 5036847297 P .02/05 JOB ZTec ENGINEERS, INC. SHEET NO' OF 3737 S.E. 8th Avenue CALCULATED BY_„ , DATE -- PORTLAND, OREGON 97202-3761 (503) 235-8795 ChtECKED ST - DATE SCALE z_c:* S -e A A r6' A8Di-rie ilia . . . • 2(_azi n MAIN rrNm FEB 04 2003 11 : 59 FR ZTEC 503 233 7889 TO 5836847297 P . 03/85 ZTec Engineers, Inc. Civil ♦ Structural • Surveying 3737 SE 8th Ave. John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, P.E Chris C. Fischborn, P.L.S. (503) 235-8795 Dean P. Zarosinski, P.E. FAX: (503) 233-7889 E-mail: john.middleton©ztecengineers.com PAGE: 1 of 1 DATE: February 4, 2003 TO: Brian Rager City of Tigard FAX NO.: FROM: JOHN McL. MIDDLETON P.E. Re : Tigard Towne Square Addition SDR 2002-00016 Revised Storm Drain Calculations Conditions of Approval 13 requires an on-site water quality facility on Lease space B. The site does not lend itself well to incorporating a water quality facility. The actual additional area of impervious surface is small, 2,832-sq. ft. This is only 192-sq. ft. more than assumed area of 2,640 sq. ft. for development of a single dwelling on a residential lot of record which does not require construction of an on-site water quality facility, per Clean Water Services Design Standards 3.12 b 1) d),In fact I originally credited much less than that, because I counted the original gravel pad as 100% impervious but the City wants only 40% of the area to count as an existing impervious area. I am proposing installing trapped catch basins and a water quality manhole to provide a degree of treatment for all the roof and paved area runoff from Lease Area B. The advantage of improving the existing facilities is that it improves treatment for a much larger area than the small Lease area being developed. Since the area is large the assumed treatment value can be reduced and still exceed the new impervious area being added. I'm counting the treatment values as 2% treatment for areas draining to the new trapped catch basins and 5% for the areas being routed through the new water quality manhole. The attached, revised storm drain calculations detail the areas of runoff to the various facilities. I looked at installing a treatment pond on the west side of the drive through aisle but found it would only be treating the roof runoff, a less polluted surface than the paved area. It also had the potential to impact the roots of the large fir trees which are to be retained. FEB 04 2003 11 : 59 FR ZTEC 503 233 7889 TO 5036847297 P . 04/05 JOB ?l 6-4 Q A Tl c) IN) S4is)AQ ZTec ENGINEERS, INC. SHEET NO I of -2D-o Z 3737 S.E. 8th Avenue CAL 12 CALCULATED - DATE •- PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE scALE ) G J LA.-0 o- BSc- S P A p 53><2_00t 8/4) 2 2. 4/ 8' 76-f .30° =-- j / 7 CG7vNTS AS Gy-b°7 /rOPE(2V( duS : PG-2 L1'Y L'I. o4TI6-40 -.. A2. xis`t 1 na (r / PGLVIou3 = d► 07(,) NE w 7 mPF-.z.v)ouS A' 4S ��Av� vv- y ; 27 Z // 3 0 P-0-if PA(t-K-, G- 6 7 7 S I 6-..CAI.-l.? C., 0 90 • F �2 . /AJ . G��A S I �✓ /...rn p R-v)o)S R 264 • Z) S 3 2• .-c. .,. J, by J 1' . (./.), & • _ � E4 -r ge avtg- �,et1/& vJ.40-7 $ S Ito L,Lci b(U 1 ? O EX/L /go' Gr CA -rG4,1 f3/aSt1✓S `7-0TAL �12�� 9 .0 0 3) 5 1 tp r .-vA c -7220 0,s 1 S T A c-t-k -v.S T Z7 ?/ V Tam Tek 1T U 4 -►J- _ o CBODUCT 207 FEB 04 2003 11 : 59 FR ZTEC 503 233 7889 TO 5036847297 P . 05/05 Joe A -C-d L,, D S ) U Q ZTec ENGINEERS, INC. SHEET NO OF 3737 S.E. 8th Avenue CALCULATED BY Y DATE PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE Ari:› %, C RV *ff F,eorv■. A GE- 13 C,79 fir') .424.C..„-\- 1 k)L.E-7 '-co G N Ate! 1 /-J P AQ ,YJ co- L.v-7 W N i -t--1 YID- To CE R-e Pz-ACCTS A --_-- Soo F-e'-C ►s T i 4G--) -i- 1, 713(mt z 18 118r-r'-. Z . lat,o . -C - ... .leg & 2 &P-' camA w r c--6 s c M w�c■1 A=- Z cJ l 7 5 F -(1.--(exLST, () : 1, 5 S FzIN ?-7, 5 7SF T1' • • - s 144 iv PA A-r w r j L.. F a w -r-r� 2 ...... A /2- , cr >4. I S /04 7=A a s-- 1 ,- Cam- . L o -r ? of . .-C-47 .. -r tz/..-P' P e - - ? ? c3/9 - z-7 i Aa S v • `e. -rR A e G. , . 1/•'7:Pa-u S peo-raA-re A I iszN a..rLV�✓ ; . a..z › 4.6 2:7 ] et Z5,s tJ 4 2v v t -M �. � i - 27 q 73 1 ; 5 -c? 1,30 . Z� Zz� Fr A5S1/4- ME 5G-1. . _ IMP {Zu;/4 S P14 4,,g PHd2JVS /<reN1OVA 5 Pee-Q,a-c S,N A 12.-G n a✓-I Co, d s-x s-2- 2 2 T 1 1 1 ET'', 25 3 036 F ' 7 83 z r T-'- ( N G 7 r)-Peav , vas 4926A) \ — --�— /es,- 1e.t.VLD -� _ ** TOTAL PAGE . 005 Inc Conditions Associated With 2/26/03 9:33:29AM TIDEMARK Case #: SDR2002-00016 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PACIFIC HWY. PEDESTRIAN ACCESS None Met MAS 1/24/03 MAS 1. Provide a pedestrian access from the main entrance of building#2 to SW Pacific Highway. 1 BLDG.#2 WALKWAY PAVEMENT MARKII` None Met MAS 1/24/03 MAS 2. Separate the required walkway of building#2 from vehicular traffic by using pavement markings for a distance no greater than 36 feet without using a minimum 6-inch vertical separation(curbed)or a minimum 3-foot horizontal separation. 1 BLDG.#2 WALKWAY-HARD SURFACE None Met 1/29/03 MAS 1/29/03 PLL 3. Show the required walkway of building#2 to be constructed with a hard surface material. 1 BLDG.#1 PARKING STALLS&TREES None Met MAS 1/24/03 MAS 4. Provide a plan showing the proposed parking stalls along the south side of proposed building#1 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. 1 FRANCHISE HAULER APPROVAL None Met MAS 2/26/03 MAS 5. Provide a franchise hauler review and sign-off letter for the use of the existing solid waste and recycling areas. 1 2 ADDITIONAL ADA PARKING STALLS None Met 1/29/03 MAS 1/29/03 PLL 6. Provide 2 additional ADA accessible parking stalls. 1 BLDG.#2 PKNG.STALLS NEED WHEELSTO None Met MAS 1/29/03 PLL 7. Provide a plan that shows all 4 proposed parking stalls associated with building#2 to be fitted with wheel stops. 1 BICYCLE PARKING STALLS None Met MAS 1/24/03 MAS 8. Provide 2 bicycle parking stalls for each of the proposed buildings. 1 BICYCLE RACK PLAN None Met MAS 1/24/03 MAS 9. Provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C.of the Tigard Development Code. 1 TREE PROTECTION MEASURES None Met MAS 1/24/03 MAS 10. Tree protection measures must be installed,and approved by the City's Urban Forester for the existing fir trees between the construction site of building#2 and Pacific Highway. 1 DETAILED LIGHTING PLAN None Met MAS 1/24/03 MAS 11. The applicant shall provide a detailed lighting plan for the exterior of the proposed development. 1 ODOT APPROACH PERMIT None Met MAS 1/24/03 MAS 12. An ODOT approach permit is required for access to the state highway for the proposed use. Contact Sam Hunaidi, ODOT District 2A Assistant Manager,at 503-229-5002 for information on the written permit application process. 1 ON-SITE H2O QUALITY FACILITY None Met 2/7/03 BDR 2/7/03 BDR 13. Prior to issuance of a site permit,the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 H2O QUAL.FACILITY DESIGN ENGINEER None NOT MET BDR 1/14/03 PLL Page 1 o f 2 CaseConditions..rpt FEB. -25' 03 (TUE) 11 :26 STOA INT' L * EKA TEL:5036446567 P. 002 p .R *I *D * E . DISPOSAL COMPANY P.O, Box 020 Sherwood, OR 57140 (503)625-6177 2/25/03 STOA*EKA 6775 S.W. 111111 AVE. SUITE 20 Beaverton, Oregon 97006 Attention; Bob Klas • Dear Mr. Klas, We at Pride Disposal have reviewed and accepted your building plans for phase 1 at Tigard Town Square on Pacific Highway in Tigard. The tra and recycle enclosure is acceptable, You have our approval to go ahead w th the plans you have shown to us here at Pride Disposal. Please call if there are any questions or concerns we may assist you w th. Sincerely, f H Craig Schmidt Supervisor Pride Disposal 503-625-6177 Printed on 100% recycled paper. ����re sodd wdwOS lvsodsza 3ardd 62.195Z9E0G ; N :0T E00Zi5Z/Z2