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SDR2003-00003
SDR2003 -00003 WILLOWBROOK CENTER BUILDING F TYPE ©i I�► rtoricror SV DLO N EW R 10300 �� or iiARD L f CO -BLDG. t . ° � x Shaping/ BetterCotnity 120 DAYS = 8/1/2003 SECTION I. APPLICATION SUMMARY FILE NAME: WILLOWBROOK CENTER BLDG. F CASE NOS.: Site Development Review (SDR) SDR2003-00003 PROPOSAL: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building (Building F) at the Willowbrook Commercial Business Center. APPLICANT: Mildren Design Group, P.C. OWNER: Doug Fry Attn: Betty Sheppeard 2423 Remington Court 7650 SW Beveland Street, Suite120 West Linn, OR 97068 Tigard, OR 97223 LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 citywide 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. 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 1Noticeitvherebyven that the Q t a Tt immunity Deyp pme tt ct®sjgnee i as APPROVED the Above request f+ r S �evelopt development Review and anct MitiftitMeht approval subject to certain conditions of approval. The,findings and conclusions on;whi the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 1 OF 31 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Submit to the Planning Division (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1. Provide documentation in the form of deeds, easements, leases or contracts that establishes joint use of the existing access points. 2. Provide a copy of the joint parking agreement along with a map that indicates which seven (7) parking stalls are to be jointly used. 3. Dedicate 5 percent of the required parking to car/vanpool parking. 4. Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed and inspected by the City's Arborist prior to any site work. 5. Provide an exterior lighting plan to be reviewed and approved by Jim Wolf of the Tigard Police Department. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 6. Prior to issuance of a site and/or building permit, a Street Opening Permit will be required for this project to cover the water main tap in SW Durham Road. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 8. The plans for the proposed water main tap shall be reviewed and approved by the Public Works Department as a part of the Street Opening Permit. 9. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surface in the proposed development and was calculated to be $1,058. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Stibmit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 10. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER'BUILDING F" PAGE 2 OF 31 SECTION III. BACKGROUND INFORMATION Site History The subject property was annexed into the City in 1972 (ZC 5-72). The property was changed from Washington County P-R, Planned Residential, to City of Tigard P-D, Planned Development. The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which a shopping center was to be located, on February 6, 1973 and the Council adopted the Commission's recommendation of February 12, 1973. In September of 1979, A Site Design Review (SDR26-79) was granted for Phase I and II for the Summerfield Commercial Center. In August of 1983, the Planning Commission approved a request to eliminate a tenant mix restriction of 13% financial, 24% office, and 63% retail for this shopping center. In 1996, PDR approval was given to build the same building being applied for, however, the approval time had lapsed. In 1999, PDR approval was again given for the same building, and again the approval period lapsed. This application is the same as the approval given in 1996 and 1999. No other development applications have been filed with the City. Vicinity Information The subject site is located east of the intersection of SW Pacific Highway and SW Durham Road, west of SW Summerfield Drive. Property to the north and south is zoned C-G (General Commercial) and is developed with commercial uses. Property to the east is zoned R-25 (Residential, 25 units per acre) and is currently developed with the Summerfield Retirement community. Site Information and Proposal Description: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building at the Willowbrook Commercial Business Center. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET 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) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 3 OF 31 Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G zoning district: General Commercial. 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 Proposed Minimum Lot Size None 17,669 sq.ft. Minimum Lot Width 50 ft. 74.6 ft. Minimum Setbacks -Front yard 0 ft[11] 13 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[8] 8 ft. —Rear yard 0/20 ft[8] 23 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 31 ft. Maximum Site Coverage[2] 85% 75% Minimum Landscape Requirement 15% 24.7% Minimum FAR N/A N/A Minimum Residential Density[4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020, minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the 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, 18.630, 18.705, 18.725, 18.745, 18.755, 18.765, 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 4 OF 31 The subject site is part of the Willowbrook Commercial Center, which has three entrances to the site. The nearest entrances to the site are the Durham entrance and the Summerfield Drive entrance. The third entrance to the site is located to the north, which connects to SW Pacific Highway. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. As mentioned above, the subject site is part of the Willowbrook Commercial Center, which consists of three separate parcels with three separate property owners. All three of the parcels use the same access points. Therefore, the applicant is required to provide documentation in the form of deeds, easements, leases or contracts that establishes joint use of the existing access points. 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 subject site is accessible from SW Durham, Pacific Highway and Summerfield Drive, all of which are public streets that will be maintained as a public street. 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 including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The access points into the site are pre-existing. Therefore, this standard has been satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant has shown an eight (8) foot walkway that extends from the east and west sides of the proposed building to the pre-existing sidewalk along SW Durham Road. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 5 OF 31 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway does not cross a vehicle access point or a parking lot. Therefore, this standard does not apply. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant's plan shows the pedestrian walkways from the subject building to be concrete. Therefore, this criterion has been satisfied. Access Management (Section 18.705.030.H): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The driveways into the Willowbrook Center are pre-existing. Therefore, this standard does not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The standard requires that no access shall be within 150 feet of an arterial street intersection. The proposed building will take access from a pre-existing driveway off of SW Durham that is approximately 200 feet from the intersection of SW Durham and Pacific Highway; both of which are designated arterial streets. A second access into the Willowbrook Commercial Center is located on Pacific Highway approximately 460 feet from the intersection of SW Pacific Highway and SW Durham Road. Therefore, this standard has been met. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. SW Durham Road is considered an arterial street. According to the standard, the spacing of driveways and streets along a collector has to be spaced at a minimum of 600 feet. The location of the access drive to the site, which gains access from SW Durham Road and the location of the nearest street (SW Summerfield Drive) has a spacing of approximately 307 feet. However, both the access drive and Summerfield Drive are pre-existing. Therefore, this standard does not apply. The minimum spacing of local streets along a local street shall be 125 feet. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 6 OF 31 The site will gain access from SW Durham Road and Pacific Highway, which are classified as arterial streets, and SW Summerfield Drive, which is considered a neighborhood route. No new roads or access drives are associated with this project. Therefore, this standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The required parking for the proposed medical office is twenty three (23) parking stalls. Based on the above standard, the applicant is required to provide one access drive that is thirty (30 feet in width. There are three (3) existing 30-foot wide access drives to the site. 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 existing access drives are 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. Standards for access as well as for fire and life safety are discussed elsewhere in this decision (Section VIII. Agency Comments). Therefore, no access restriction is required. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION:Provide documentation in the form of deeds, easements, leases or contracts that establish joint use of the existing access points. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 7 OF 31 Environmental Performance Standards (18.725): Noise: For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other point- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is a medical office which is an outright permitted use within the C-G zoning district. There is no indication within the application that these standards will not be mef. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). There are four (4) pre-existing Red Oak street trees along the subject parcel spaced at a distance of twenty (20) to twenty five (25) feet apart. Therefore, this standard has been satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 8 OF 31 According to the Development Code, the only buffering and screening required is around the parking lot, which is discussed below under the Special Provisions section of this report. Therefore, this standard has been satisfied. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, the parking area will be screened with a mixture of Arctostaphyllos u. 'Massachusetts Acer Circinatum (Vine Maple) and Dwarf Redtwig Dogwoods. The number of parking stalls associated with this project is twenty three (23), seven (7) of which are pre- existing within the development. Therefore, two parking lot trees are required for the proposed sixteen (16) stalls to be constructed around the site. The applicant is proposing three (3) parking lot trees, which exceeds the tree requirement of one tree for every seven arking spaces. The landscape islands are a minimum of twelve (12) feet wide, also exceeding the standard. Screening Of Service Facilities: Except for one-family and two-family dwellings,.any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 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 been met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one _CO of the following four (4) methods to demonstrate compliance: Minimum Standard,Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit-evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen to address the "minimum standards" option to meet the above standard. According to the applicant's narrative, there is approximately 5,787 square feet of gross floor area. According to the "Specific requirements" section, the applicant is required to provide a minimum storage area of ten square feet, plus four square feet per 1,000 square feet of gross floor area (GFA). Therefore, the applicant is required to provide a total of 34 square feet of storage area for mixed solid waste and recyclables. The applicant is proposing to use an existing one hundred ninety two (192) square feet of waste storage area, which is fully enclosed by a concrete structure with locking gates. Therefore, this standard has been satisfied. 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 NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 9 OF 31 interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The trash enclosure site is pre-existing and was approved with the previous approval (SDR1999-00022). Therefore, this standard has been satisfied. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure is pre-existing. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have been met. 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 proposed medical office use, the total number of required parking stalls is based off of 3.9/1,000 square feet. The proposed building is shown to be 5,787 square feet. Therefore, the minimum required parking for the site is 23. The applicant's plans show a total of 16 parking stalls located around the building. The seven (7) additional parking stalls needed in order to meet the minimum parking standards will be gained through a joint parking agreement with the adjacent Willowbrook Center. However, the applicant has not indicated which parking stalls will be jointly used. Therefore, the applicant will need to provide a copy of the joint parking agreement along with a map that indicates which seven parking stalls are to be jointly used. 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 10 OF 31 The applicant is proposing to jointly use seven (7) parking stalls with the adjoining property owner. The applicant has been conditioned under the previous standard to submit legal evidence establishing joint parking. Therefore, standard has been satisfied. 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 Carpool/Vanpool 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 applicant has not indicated that carpool/vanpool spaces will be provided. According to the standard, the applicant is required to dedicate 5 percent of the total parking to car/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject site is required to provide a minimum of twenty three (23) parking stalls. According to ADA standards, parking lots with 1 to 25 parking stalls must provide 1 ADA accessible stall that is 9 feet wide with an 8-foot access aisle. The applicant's plans show one (1) ADA accessible parking stall that is 9 feet in width with an 8-foot access aisle. Therefore, this standard has been satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER'BUILDING F" PAGE 11 OF 31 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 associated parking stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces alonj 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 the sixteen (16) parking stalls located around the subject building to abut a ten (10) foot sidewalk. Therefore, the required three (3) foot bumper overhang is established without reducing the required sidewalk width below the minimum standard of four (4) feet. Therefore, this standard has been satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's site plan shows that parking spaces will meet the minimum required dimensions for standard parking stalls (8.5 feet x 18.5 feet). 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. Bicycle parking for a medical office use is calculated at 0.4 spaces per 1,000 square feet. The applicant is proposing a 5,787 square foot medical office. Based on the requirement, the applicant is required to provide a total of 2 bicycle parking stalls. The applicant has shown a three (3) stall bicycle rack that is located twenty eight (28) feet from the northern main entrance to the building and is visible from other buildings located within the Willowbrook Commercial Center. Therefore, this standard has been satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 12 OF 31 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 18.765.050.0 (Design Requirements) 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. The applicant is proposing a 5,787 square foot building. According to Table 18.765.2 the minimum bicycle parking for a medical office use is calculated as 0.4 stalls per 1,000 square feet. The site is required to have a total of two (2) bicycle parking stalls. The applicant has proposed a three (3) stall bike rack. Therefore, this standard has been satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. According to Table 18.765.2 (Minimum and Maximum Parking Requirements), the minimum parking for medical office uses is 3.9 spaces per 1,000 square feet. Based on the applicant's proposal for a 5,787 square foot medical office, the minimum required parking is twenty three (23) parking stalls. The maximum number of parking stalls allowed for the proposed use is thirty four (34) parking stalls (5.9 spaces per 1,000 square feet). The applicant is proposing twenty three (23) parking stalls. Therefore, this standard has been satisfied. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposed medical office is approximately 5,787 square feet. The above standard refers to buildings that are ten thousand (10,000) square feet or larger. Therefore, no off-street loading space is required. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: . Provide a copy of the joint parking agreement along with a map that indicates which seven (7) parking stalls are to be jointly used. . Dedicate 5 percent of the required parking to car/vanpool parking. 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 13 OF 31 FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that indicates that there are a total of eight (8) trees located on-site that are over twelve (12) inches in diameter. The arborist states that of the eight (8) trees over twelve (12) inches, six (6) are to be removed due to construction. However, four (4) of the trees are not healthy and are not counted in the mitigation calculation. Therefore, only four (4) trees over twelve (12) inches in diameter will be removed and counted for a no net loss of trees equaling seventy six (76) caliper inches. The applicant is required to provide and implement a tree mitigation plan for a total of seventy six (76) caliper inches. Tree protection measures must be installed that inspected by the City's Arborist prior to any site work. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed that inspected by the City's Arborist prior to any site work. 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, pplanting, 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 (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. On all designated arterial streets the visual clearance area shall not be less than-35 feet on each side of the intersection. The proposed site plan does not show anything obstructing the visual clearance triangle along the SW Durham entrance to the site, which is-the only effected access point. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards no-t 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 followin 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); 8.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility between Adjoining Uses; 18.360.090.13 (Parking); and 18.360.0'90.14 (Provision for the Disabled). NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 14 OF 31 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's arborist report, nine (9) trees should be removed due to construction and health of the trees. There has been no evidence of slumping or sliding and the topography is relatively flat. The nearest building is approximately eighty one (81) feet to the north. Therefore, adequate light, air circulation, and fire-fighting abilities are preserved. 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 parking lot will be visible from the main entrance of the building, and the sidewalk of SW Durham will be visible from the west side of the proposed building. Lighting fixtures are shown to illuminate the parking area on the north and east sides of the proposed building. Therefore, this standard has been satisfied. 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 Durham Road, which is not a Tri-Met transit route. The nearest Tri-Met route is Pacific Highway. There is a pre-existing bus shelter on Pacific Highway which abuts the Willowbrook Commercial Center. Therefore, this standard does not apply. Landscaping: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and A minimum of 15 percent of the gross site area shall be landscaped. With the landscaping improvements shown on the proposed site plan, the percentage of gross area landscaped will be twenty five (25) percent or 4,363 square feet. Therefore, this standard has been satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 15 OF 31 Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have been met. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: 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 Tigard Development Code (TDC). Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires an arterial street to have an 80 to 90-foot right-of-way width and 12-foot travel lanes. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This development site lies adjacent to SW Durham Road, which is classified as an arterial roadway on the City of Tigard Transportation Plan Map. At present, there is adequate right-of-way (ROW) width, and street improvements on this roadway. No further dedications or improvements are necessary. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-Sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The Willowbrook development made provisions for this building by stubbing out a service lateral to this location. No further public sanitary sewer improvements are necessary. Storm Drainage: General Provisions: Section 18.810.100.A states require developers to make adequate provisions for storm water and floodwater runoff. 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 NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 16 OF 31 provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The Willowbrook development considered this building location when master planning was completed. The on-site storm drainage system was sized to accommodate the runoff from this site and a service lateral was provided. No additional modifications to the on-site storm drainage system are necessary. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. This provision of the Tigard Development Code (TDC) was previously addressed as a part of the overall Willowbrook development. No additional requirements are necessary. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: This site is served by the City's public water system. The applicant's plan indicates that they plan to tap the main water line in SW Durham Road to serve the new building. This work must be covered in a Street Opening Permit, which shall be obtained prior to issuance of the site and/or building permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA standards recognize certain situations where a site is limited on space. This particular site is a part of a much larger development that was planned and constructed before water quality facilities were required. The site area is only 17,669 square feet, and if the applicant were to try to provide a facility, effective development of the site would be NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 17 OF 31 precluded. Therefore, Staff recommends that the applicant pay the fee in-lieu of a water quality facility, as provided by the USA standards. The total impervious area to be added to this site (including building and paved areas) is 13,299 square feet. Based upon that area, the fee in-lieu would be $1,058. The fee shall be paid to the City prior to issuance of the site and/or building permit. 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 $30,287 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 $94,647 ($30,287 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 $64,360. The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance and provision of public facilities have reviewed this proposal for impacts. There were no impacts identified that would require additional improvements to any of the public systems. This criterion has been satisfied. SECTION VII. OTHER STAFF COMMENTS The City of Tigard City Forester has reviewed the proposal and has offered the following comments: Tree protection guidelines look good. Just so developer and builder are aware of any limitations before construction so that they do not have to move the fencing, maybe both could attend the tree protection fencing site inspection. The City of Tigard Building Division has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 18 OF 31 The City of Tigard Water Department has reviewed the proposal and has offered the following comments. • Water service line will be installed by City of Tigard Public Works Department. Service line size to be 2-inches backflow device to be installed directly behind water meter. Consisting of an RP device. The City of Tigard Long Range Panning Division has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and requested a lighting plan. SECTION VIII. AGENCY COMMENTS Washington County Land Use Department has reviewed the proposal and has no objections to it. Tri-Met has reviewed the proposal and has offered the following comments. • Transit service is provided by line #12 on Pacific Highway with stops north of Durham Road. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The required fire flow for this building is 2054 gpm @ 20 psi, assuming the building is not provided with fire sprinklers. Documentation shall be provided that indicates the required fire flow is available, prior to the issuance of building permits. 2) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 3) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) The minimum number of fire hydrants for this project is 2. Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 19 OF 31 • Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. o Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 4) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 5) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact our office at (503) 612-7010 with any additional questions. 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 JUNE 11, 2003 AND BECOMES EFFECTIVE ON JUNE 26, 2003 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 20 OF 31 • 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 JUNE 25, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. � _ - �l�-< « �" June 11, 2003 PREP R B • anew c eidegger DATE Assistant lanner —`7 �_ C— '9 , -/ cr '' June 11, 2003 APPROVED BY: Richard H. Bewersdo ' DATE Planning Manager I:\curpin\mathew\sdr\SD R2003-00003.d ec.doc.dot NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 21 OF 31 • `O(l� Ii" , V Q CITY of TIGARD \`\ Q� GEOGRAPHIC INFORMATION SYSTEM ��..•` ��P� , . _ VICINITY MAP at \‘.r- 40" a 1 00 0 , V ./ -lam ' � p�� �j� •i SDR2003-00003 �, �� ,A, .;;• is �P .081`- ♦♦♦ � .I: PER$ �S v��‘'°4° ♦ 0 WILLOWBROOK �� �� ♦♦♦ a- COMMERCIAL CENTER �!�PQ,, � � "BUILDING F"■ 0°-' , -.1 .....------ - ■a ho, 40 •r 41 4 , �•-•/ /7Z 1 Ilit 41, y . %v,I hi il, „fib `� � ' i L •I III ll .a 1. ._.. �% )± B_ �flD/�IQII DURHAM _ RD 1 Iii g �,. III N �t �� 7lpard Nee Map o/ 7. � I9 A Q CO 0 200 400 600 Feet 1"-402 feet a- rd Q= e v \\ orrtu C i ty A ov T i g a. t,E ,lL of ill'1 i ;,. s o nDiy v aod II n.�— shIounlld be liovsn rf on ed hwiis th metsp e is DefF eplo eB nl t loSnsrvlioitsn 13125 SW Hall Blvd_ a Tigard.OR 97223 (503)639-4171 Q4,+‘. .5W htlp:/Awww.oi.lq.rd.or.us Community Development Plot date:Apr 4,2003;C:lmagic\MIAGIC03.APR __J LA [171 ....„--------- , .. 1--- .._.......-- .----- 1 17%. ,...D I o I i \ . Nil i = i IL i I y 'A. ) : i .___-------- SW DURHAM ROAD /' A CITY OF TIGARD T SDR2003.00003 CITY or TIMM arrE PLAN N WILLOWBROOK COMMERCIAL CENTER - "BUILDING F" (Map is not to scale) NOTICi.OF TYRE H E ISION .:y., ..2,., 40 ,:. , , SITEliEVELOPMENT REYIE !(, 1.20040000 - ..,,,ii. , ,, CITY OF TIOARD `IRJ /BI Ot 1, `e1�" , fi �c `E Community�Devilopmet it .�� Shaping A getter Comm:ifttty 120 DAYS = 8/1/2003 SECTION I. APPLICATION SUMMARY FILE NAME: WILLOWBROOK CENTER - "BUILDING F" CASE NO.: Site Development Review (SDR) SDR2003-00003 PROPOSAL: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building (Building F) at the Willowbrook Commercial Business Center. APPLICANT: Mildren Design Group, P.C. OWNER: Doug Fry Attn: Betty Sheppeard 2423 Remington Court 7650 SW Beveland Street, Suite120 West Linn, OR 97068 Tigard, OR 97223 LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 citywide 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. 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 `here ,in n tI t *F 4 I+ ! ;` .104 r 9,4t �uni , 1 O C9 n aM r1t QI1`ector's designee::,. has APPROVEPAhe above regye;" g0 rn� -. gpns o ,i e'findings'and.-candusions� an wf lahm decision i k?ase`4' re ( `a.,f n �i :r son, avh„ilk Brat C y.Hali. , , u �__. iti, ss s , FR3VIH ' � 1E0,. i �II * 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 JUNE 11, 2003 AND BECOMES EFFECTIVE ON JUNE 26, 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 JUNE 25, 2003. 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. '' ,,,',£ , I —/ CITY O1 71,MM EB •`�,® , .,., .Mill� VICINITY MAP � ��t'.�` . '`'0 �'` ' - SDR2003 00003 y .Sj�`7 I�� �� st WILLOWBROOK '��j� �;1�'��� . l'. COMMERCIAL CENTER •• .- '$• # "BUILDING F" V * . , 14:: i f 7* ■it . r A t.b, Ii! / .A.iwini i PI r,, Ilie Alf ail In tip. 11 in. & - a: It" 0 111 . p g i ,--- ■■ on IN y� n 11. In I 111. _ y1 1�i''per !11 / / A► III;_pr■�_i y 1„ � Ciry (Tp.re „dm.°„ n.m.• liiV Ili _i l ) j [FIC r......____..7..-- iiit 1 ' Otamwsmor t I I s I 4 •I 1111 1 I I I SW DURHAM ROAD _— CITY OF TIGARD I SDR2003.00003 SITE PLAN N WILLOWBROOK COMMERCIAL CENTER- "BUILDING F" (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 TY OF TIGARD Community(Development Shaping A Better Community DATE OF NOTICE: April 4, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00003 Type II Land Use Application FILE NAME: WILLOWBROOK COMMERCIAL CENTER - "BUILDING F" PROPOSAL: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 APRIL 18, 2003. All comments should be directed to Mathew Scheidegger, 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 MAY 29, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments."t 171111 11/ 6- alliVr- CITY of TIGARD �` g VICINITY MAP Ai 4;;. ` � 53'' SDR2 I' -:: WILLT; NTER COM 11$ J4! i G F o r1I!!1Ii, ® ,, �tf 1 iii : �1 1IIIii ! g --�..,��., . Pl...in : 5 A III 4,7�. .p„�. poll= :ohm Ill;per 11 w AI.;,r ,,1 r'l I' CiryofTigard wa M „ « w. W Mel 6.:LE .SW. A 11111 II 1111111 I ill IMI I II I I *�o.a oa orur mo:w...aewm.-. REQUEST FOR COMMENTS TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue April 21, 2003 Mathew Scheiddeger, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Willowbrook Commercial Center— Building F 5O03 Dear Mathew, I have reviewed the submittal for the above named project and have the following comments: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The required fire flow for this building is 2054 gpm @ 20 psi, assuming the building is not provided with fire sprinklers. Documentation shall be provided that indicates the required fire flow is available, prior to the issuance of building permits. 2) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 3) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) The minimum number of fire hydrants for this project is 2. Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. 7401 SW Washo Court, Suite 101 •Tualatin, Oregon 97062 •Tel. (503)612-7000•Fax (503)612-7003•www.tvfr.com Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s)to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 4) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 5) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T . McMullen Eric T. McMullen Deputy Fire Marshal REQUEST FOR COMMENTS CITY OFTIGARD Community DeveCopment Shaping Better Community DATE: April 4,2003 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Public Works Annex APR 2 8 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 Phone: [5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00003 WILLOWBROOK COMMERCIAL CENTER-"BUILDING F' REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. x Written comments provided below: IREE PRDrrocnor( 60.4.1 Pe-L4 S cook 400i -Two- zSo b fct ugPER. , _- bM1 L ER RAE' WAR.L E c F j3 J Y M M(TA-noN.1 ]s EF(E ccNs71C titcrednl ..�_ • ft • . Ll Nun� " U. L E y• • cow-4) A-rrEn01, TR ?ito , PE rtiN'4 $ rte ONS?tcrto4 5r/nit Name & Number of Person Commenting: 1IgSN CO 0q�D Dal FaX 543,46`29 0 Og °eaa`�SHjN�T Rpr 28 2p43 1 sN n ofi, p ON COIN-ply 1 QI (503)846-8761 ugt AFen Uese and Tfa lJN�+=, JON 8 �Sna•Mathew 08 Oxon 97124nt 8 -11'" City of 7 ga�eide Ti 73125 unity D®v S9'er, sistant Planner EA* (5 p�$4 7223 April 28 20 R . �/ 1287 Page 1 o f 03 �l 1 Tax pile Ai,.NOOK Ca T o x Map and ber• SDR M /44( Gati°n. Lot iv 2�03.���o CENTER Applicant 11565 S �fnber•2S 3 U/ owner' p°U,ldren O��',.han�Rol ADC 2400 B IDtNG F 9 Fry Stgn Group C .-' (fi 1 - : 1r Ark // \--.:..; Or- '',. .,-/ , ,,v e . / 11j' ; :he ab�ngt°n C°ve °un nee arOiect sea app lif:Pcaertnt:d ent o f rha to consider bldo�'�!i na f beVse and Tr at 503-846-3873.-f°�th o site impaet5 foy main a n f�fng a yon ation hay r / Rp°dunity to c°m our nearby roadd Sections emezt :s/ o d o e o otc �oY �,, ment• lfYou hay ways` nO� hdit/ic"�►, xpect d to _ Pi.;% y goesti°ns Plea se contact m e F willoWbrOok eo m CtfeidFN ......1444446 . 0 • _n REQUEST FOR COMMENTS CITY OFTIGARD Community(Development REGEWEEl'PtAN DATE: April 4,2003 APR 2 1 2003 TO: Gary Lampella,Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x2431) Phone: [5031 639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2003-00003 WILLOWBROOK COMMERCIAL CENTER—"BUILDING F" REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: fig 01j 5 MLOG )- c?, 2 d 3‘ REQUEST FOR COMMENTS CITY OF TIGARD Community(Development SlapingA Better Community DATE: April 4,2003 RECEIVED PLANNING TO: Dennis Koellermeier,Operations Manager/Water Department APR 1 4 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2431) Phone: (503)639-4171/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SDRI 2003-00003 WILLOWBROOK COMMERCIAL CENTER-"BUILDING F' — REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: VaraSildi h w�7/ ,fir pis .� b c CT P. . , L/v�u /m sip 1 1t ° /�{�.,1 411!((' 7� 6C //a-A."6 d %Gcjl6 ) fe/�C'4„7 4-et-et-J? - r s QP Name & Number of Person Commenting: '��; 7XQ5 APR-08 03 15:30 FROM:PROJPLANNING 5039622281 TO: n36847297 PAGE:01 REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping A,Better Community DATE: NMI 4,2003 TO: Bon Baldwl it • nslt Development Project Planner FROM: City 01 Tlnard Plennlno Blylslen STAFF CONTACT: Mathew Scheldeoper,Whiten'Planner 1x24371 Phone: 15031 039-4171/Fax (503)684-7297 SITE DEVELOPMENT REVIEW ISOM 2003-00003 WILLOWBROOK COMMERCIAL CENTER-"BUILDING F' REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION; 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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 •ro•osal in the near future. If you wish to comment on this application, . E :�, . 0 -' 0 . 1511 a;TS!":A, K?:g PRI'L' '8'1';2003: You may use the space provided below or a ac a separa e e er o re urn your comments. 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. [ LEASE 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: or a -0 ¢Aa Name & Number of Person Commenting: `�� tv2`229.2 REQUEST FOR COMMENTS CITY TIOARD Community Deve(opment /ShapingA Better Community DATE: April 4,2003 `i u 4 V' 1,144-4-( TO: Barbara Shields,Long Range Planning Manager ?� `- 00 FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x2431) Phone: [503)639-41111 Fax: 1503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00003 WILLOWBROOK COMMERCIAL CENTER-"BUILDING F' < REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY OF TIGARD Community Deveropment ShapingA Better Community DATE: April 4,2003 E:1VED PLANNING TO: Brian Rager,Development Review Engineer - APR 0 4 2003 FROM: Citvotr Planting Division CITY OF TIGARD STAFF CONTACT: athew Scheidegger,Assistant Planner[x24311 Plione: [5031 639-4111/Fax: [5031 684-7291 SITED MENT REVI [SDRI 2003-00003 WILLOWBROOK COMMERCIAL CENTER -"BUILDING F' < REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (. S c S --6-(AT Rik) /)n,6 ra-- Mk( c-M4(G\rr Name & Number of Person Commenting: We__ .47 REQUEST FOR COMMENTS CITY OFTIGARD Community cDeve(opment Shaping Better Community DATE: April 4,2003 RECE7V ED TO: Jim Wolf,Tigard Police Department Crime Prevention Officer PLANNINa APR 0 ? 2003 FROM: City of Tigard Planning Division CITY STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 Phone: 15031639-4171/ 684-7291 SITE DEVELOPMENT REVIEW[SDR)2003-00003 WILLOWBROOK COMMERCIAL CENTER-"BUILDING F" < REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLJASE 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: A .v\10\F X16 IA REQUEST FOR COMMENTS CITY OF I'GARD Community cDeveropment Sfiaping)1 Better Community DATE: April 4,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2437) Phone: 15031639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW MR)2003-00003 ➢ WILLOWBROOK COMMERCIAL CENTER-"BUILDING F' < REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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: APRIL 18, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: CITY TIGARD REQUEST FOR CO P 'NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS , ` f FILE NOS.: _SP/1-2C—----C' e) -. FILE NAME: rec � i2--r..,C ,e- CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central ['East DirSouth ['West ElProposal Descrip.in Library CIT Book CITY OFFICES • LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. gC POLICE DEPTJJim Wolf,Crime Prevention Officer 1i BUILDING DIVISION/Gary Lampella,Building Official X ENGINEERING DEPT./Brian Rager,Dvipmnt.Review Engineer WATER DEPTJDennis Koellermeier,Operations Mgr_ _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/John Roy,Property Manager _. :PUBLIC WORKS/Matt Stine,Urban Forester v'PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord.(sDRJCUP re.TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*k TUALATIN VALLEY FIRE&RESCUE. _ TUALATIN VALLEY WATER DISTRICT* _ CLEAN WATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPAZOA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G > CITY OF KING CITY 11t Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager S 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(Powertmes in Area) OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Punning 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(IGA URB) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) .Marah Danielson,Development Review Coordinator Phil Healy(IGA/URB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps.) 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer tcmazco as,. Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 1s Doria Mateja(ZCA)MS 14 — WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)•'911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,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 Project is Within'.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 KNW NATURAL GAS COMPANY _VERIZON jQWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering -Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _AT&T CABLE l.,,.E of HalLN erwwl Marsha Butler,Administrative Offices Jan Youngquist,Demographics Melody Malone Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). hipatty\nasters\Request For Comments Notification List 2.doc (Revised: 3/25/03) MAILING RECORDS A AFFIDAVIT OF MAILING , . 'IO CITY OF TIOARD Community(Development ShapingA Better Community I, cPatricia L. Luns{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(51 Bek,w( © NOTICE OF DECISION FOR: SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER — "BUILDING F" ❑ AMENDED NOTICE (Fie 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 lune 11,2003,and deposited in the United States Mail on lune 11,2003, postage prepaid. � � � / ' .1 . _ ' .1111ML —A_G (Person th. -repared No e) STATE, OAF ORGON ) County off Was ington )ss. City of 2fgard ) Subscribed and sworn/afftrnied before me on the I 7 day of tVUL.— , 2003. r—'\tip` ..�—--.( `'`'�"`".�ZL " '.'� 1 OFFICIAL SEAL (� , . J BENGTSON } NOTARY PUBLIC-OREGON J�' 1 I COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 I ' I i I i t I l /� My Commission Expires: 7 EXHIBIT_A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00003 `""�'I" CITY OF TIOARD WILLOWBROOK CENTER BLDG. F Community(Deveropment Shaping Better Community 120 DAYS = 8/1/2003 SECTION I. APPLICATION SUMMARY FILE NAME: WILLOWBROOK CENTER BLDG. F CASE NOS.: Site Development Review (SDR) SDR2003-00003 PROPOSAL: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building (Building F) at the Willowbrook Commercial Business Center. APPLICANT: Mildren Design Group, P.C. OWNER: Doug Fry Attn: Betty Sheppeard 2423 Remington Court 7650 SW Beveland Street, Suite120 West Linn, OR 97068 Tigard, OR 97223 LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 citywide 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. 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 for Site development Review and Adjustment approval subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00003NVILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 1 OF 31 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Submit to the Planning Division (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1 . Provide documentation in the form of deeds, easements, leases or contracts that establishes joint use of the existing access points. 2. Provide a copy of the joint parking agreement along with a map that indicates which seven (7) parking stalls are to be jointly used. 3. Dedicate 5 percent of the required parking to car/vanpool parking. 4. Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed and inspected by the City's Arborist prior to any site work. 5. Provide an exterior lighting plan to be reviewed and approved by Jim Wolf of the Tigard Police Department. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 6. Prior to issuance of a site and/or building permit, a Street Opening Permit will be required for this project to cover the water main tap in SW Durham Road. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 7. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 8. The plans for the proposed water main tap shall be reviewed and approved by the Public Works Department as a part of the Street Opening Permit. 9. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surface in the proposed development and was calculated to be $1,058. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 10. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2003-00003NVILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 2 OF 31 SECTION III. BACKGROUND INFORMATION Site History The subject property was annexed into the City in 1972 (ZC 5-72). The property was changed from Washington County P-R, Planned Residential, to City of Tigard P-D, Planned Development. The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which a shopping center was to be located, on February 6, 1973 and the Council adopted the Commission's recommendation of February 12, 1973. In September of 1979, A Site Design Review (SDR26-79) was granted for Phase I and II for the Summerfield Commercial Center. In August of 1983, the Planning Commission approved a request to eliminate a tenant mix restriction of 13% financial, 24% office, and 63% retail for this shopping center. In 1996, PDR approval was given to build the same building being applied for, however, the approval time had lapsed. In 1999, PDR approval was again given for the same building, and again the approval period lapsed. This application is the same as the approval given in 1996 and 1999. No other development applications have been filed with the City. Vicinity Information The subject site is located east of the intersection of SW Pacific Highway and SW Durham Road, west of SW Summerfield Drive. Property to the north and south is zoned C-G (General Commercial) and is developed with commercial uses. Property to the east is zoned R-25 (Residential, 25 units per acre) and is currently developed with the Summerfield Retirement community. Site Information and Proposal Description: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building at the Willowbrook Commercial Business Center. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET 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) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT NOTICE OF TYPE II DECISION SDR2003-00003NVILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 3 OF 31 Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G zoning district: General Commercial. 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 Proposed Minimum Lot Size None 17,669 sq.ft. Minimum Lot Width 50 ft. 74.6 ft. Minimum Setbacks -Front yard Oft[11] 13 ft. -Side facing street on corner&through lots[1] - -Side yard 0/20 ft[8] 8 ft. --Rear yard 0/20 ft[8] 23 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 31 ft. Maximum Site Coverage[2] 85% 75% Minimum Landscape Requirement 15% 24.7% Minimum FAR N/A N/A Minimum Residential Density[4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020, minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the 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, 18.630, 18.705, 18.725, 18.745, 18.755, 18.765, 18780, 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 4 OF 31 The subject site is part of the Willowbrook Commercial Center, which has three entrances to the site. The nearest entrances to the site are the Durham entrance and the Summerfield Drive entrance. The third entrance to the site is located to the north, which connects to SW Pacific Highway. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. As mentioned above, the subject site is part of the Willowbrook Commercial Center, which consists of three separate parcels with three separate property owners. All three of the parcels use the same access points. Therefore, the applicant is required to provide documentation in the form of deeds, easements, leases or contracts that establishes joint use of the existing access points. 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 subject site is accessible from SW Durham, Pacific Highway and Summerfield Drive, all of which are public streets that will be maintained as a public street. 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; ewhere no sidewalk is planned, an asphalt approach may be constructed with City except 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 including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The access points into the site are pre-existing. Therefore, this standard has been satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant has shown an eight (8) foot walkway that extends from the east and west sides of the proposed building to the pre-existing sidewalk along SW Durham Road. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 5 OF 31 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway does not cross a vehicle access point or a parking lot. Therefore, this standard does not apply. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant's plan shows the pedestrian walkways from the subject building to be concrete. Therefore, this criterion has been satisfied. Access Management (Section 18.705.030.H): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The driveways into the Willowbrook Center are pre-existing. Therefore, this standard does not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The standard requires that no access shall be within 150 feet of an arterial street intersection. The proposed building will take access from a pre-existing driveway off of SW Durham that is approximately 200 feet from the intersection of SW Durham and Pacific Highway; both of which are designated arterial streets. A second access into the Willowbrook Commercial Center is located on Pacific Highway approximately 460 feet from the intersection of SW Pacific Highway and SW Durham Road. Therefore, this standard has been met. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. SW Durham Road is considered an arterial street. According to the standard, the spacing of driveways and streets along a collector has to be spaced at a minimum of 600 feet. The location of the access drive to the site, which gains access from SW Durham Road and the location of the nearest street (SW Summerfield Drive) has a spacing of approximately 307 feet. However, both the access drive and Summerfield Drive are pre-existing. Therefore, this standard does not apply. The minimum spacing of local streets along a local street shall be 125 feet. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 6 OF 31 The site will gain access from SW Durham Road and Pacific Highway, which are classified as arterial streets, and SW Summerfield Drive, which is considered a neighborhood route. No new roads or access drives are associated with this project. Therefore, this standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The required parking for the proposed medical office is twenty three (23) parking stalls. Based on the above standard, the applicant is required to provide one access drive that is thirty (30) feet in width. There are three (3) existing 30-foot wide access drives to the site. 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 existing access drives are 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. Standards for access as well as for fire and life safety are discussed elsewhere in this decision (Section VIII. Agency Comments). Therefore, no access restriction is required. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION: Provide documentation in the form of deeds, easements, leases or contracts that establish joint use of the existing access points. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 7 OF 31 Environmental Performance Standards (18.725): Noise: For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other point- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use is a medical office which is an outright permitted use within the C-G zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). There are four (4) pre-existing Red Oak street trees along the subject parcel spaced at a distance of twenty (20) to twenty five (25) feet apart. Therefore, this standard has been satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 8 OF 31 According to the Development Code, the only buffering and screening required is around the parking lot, which is discussed below under the Special Provisions section of this report. Therefore, this standard has been satisfied. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, the parking area will be screened with a mixture of Arctostaphyllos u. 'Massachusetts' Acer Circinatum (Vine Maple) and Dwarf Redtwig Dogwoods. The number of parking stalls associated with this project is twenty three (23), seven (7) of which are pre- existing within the development. Therefore, two parking lot trees are required for the proposed sixteen (16) stalls to be constructed around the site. The applicant is proposing three (3) parking lot trees, which exceeds the tree requirement of one tree for every seven arking spaces. The landscape islands are a minimum of twelve (12) feet wide, also exceeding the standard. Screening Of Service Facilities: Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and RecyclabTe Storage). FINDING: Based on the analysis above, the landscaping and screening standards have been met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling 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 chosen to address the "minimum standards" option to meet the above standard. According to the applicant's narrative, there is approximately 5,787 square feet of gross floor area. According to the "Specific requirements" section, the applicant is required to provide a minimum storage area of ten square feet, plus four square feet per 1,000 square feet of gross floor area (GFA). Therefore, the applicant is required to provide a total of 34 square feet of storage area for mixed solid waste and recyclables. The applicant is proposing to use an existing one hundred ninety two (192) square feet of waste storage area, which is fully enclosed by a concrete structure with locking gates. Therefore, this standard has been satisfied. 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 NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 9 OF 31 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 fo a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users., Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The trash enclosure site is pre-existing and was approved with the previous approval (SDR1999-00022). Therefore, this standard has been satisfied. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure is pre-existing. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have been met. 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 proposed medical office use, the total number of required parking stalls is based off of 3.9/1,000 square feet. The proposed building is shown to be 5,787 square feet. Therefore, the minimum required parking for the site is 23. The applicant's plans show a total of 16 parking stalls located around the building. The seven (7) additional parking stalls needed in order to meet the minimum parking standards will be gained through a joint parking agreement with the adjacent Willowbrook Center. However, the applicant has not indicated which parking stalls will be jointly used. Therefore, the applicant will need to provide a copy of the joint parking agreement along with a map that indicates which seven parking stalls are to be jointly used. 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 10 OF 31 The applicant is proposing to jointly use seven (7) parking stalls with the adjoining property owner. The applicant has been conditioned under the previous standard to submit legal evidence establishing joint parking. Therefore, standard has been satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwellin_g 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 Carpool/Vanpool 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 carpoolsvanpools 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 applicant has not indicated that carpool/vanpool spaces will be provided. According to the standard, the applicant is required to dedicate 5 percent of the total parking to car/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject site is required to provide a minimum of twenty three (23) parking stalls. According to ADA standards, parking lots with 1 to 25 parking stalls must provide 1 ADA accessible stall that is 9 feet wide with an 8-foot access aisle. The applicant's plans show one (1) ADA accessible parking stall that is 9 feet in width with an 8-foot access aisle. Therefore, this standard has been satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 11 OF 31 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 associated 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 the sixteen (16) parking stalls located around the subject building to abut a ten (10) foot sidewalk. Therefore, the required three (3) foot bumper overhang is established without reducing the required sidewalk width below the minimum standard of four (4) feet. Therefore, this standard has been satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's site plan shows that parking spaces will meet the minimum required dimensions for standard parking stalls (8.5 feet x 18.5 feet). 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. Bicycle parking for a medical office use is calculated at 0.4 spaces per 1,000 square feet. The applicant s proposing a 5,787 square foot medical office. Based on the requirement, the applicant is required to provide a total of 2 bicycle parking stalls. The applicant has shown a three (3) stall bicycle rack that is located twenty eight (28) feet from the northern main entrance to the building and is visible from other buildings located within the Willowbrook Commercial Center. Therefore, this standard has been satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 12 OF 31 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 18.765.050.0 (Design Requirements) 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. The applicant is proposing a 5,787 square foot building. According to Table 18.765.2 the minimum bicycle parking for a medical office use is calculated as 0.4 stalls per 1,000 square feet. The site is required to have a total of two (2) bicycle parking stalls. The applicant has proposed a three (3) stall bike rack. Therefore, this standard has been satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. According to Table 18.765.2 (Minimum and Maximum Parking Requirements), the minimum parking for medical office uses is 3.9 spaces per 1,000 square feet. Based on the applicant's proposal for a 5,787 square foot medical office, the minimum required parking is twenty three (23) parking stalls. The maximum number of parking stalls allowed for the proposed use is thirty four (34) parking stalls (5.9 spaces per 1,000 square feet). The applicant is proposing twenty three (23) parking stalls. Therefore, this standard has been satisfied. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposed medical office is approximately 5,787 square feet. The above standard refers to buildings that are ten thousand (10,000) square feet or larger. Therefore, no off-street loading space is required. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Provide a copy of the joint parking agreement along with a map that indicates which seven (7) parking stalls are to be jointly used. Dedicate 5 percent of the required parking to car/vanpool parking. 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. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 13 OF 31 FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that indicates that there are a total of eight (8) trees located on-site that are over twelve 1 inches in diameter. The arborist states that of the eight (8) trees over twelve (12) inches, six (6) are to be removed due to construction. However, four (4) of the trees are not healthy and are not counted in the mitigation calculation. Therefore, only four (4) trees over twelve (12) inches in diameter will be removed and counted for a no net loss of trees equaling seventy six (76) caliper inches. The applicant is required to provide and implement a tree mitigation plan for a total of seventy six (76) caliper inches. Tree protection measures must be installed that inspected by the City's Arborist prior to any site work. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed that inspected by the City's Arborist prior to any site work. 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 (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. On all designated arterial streets the visual clearance area shall not be less than-35 feet on each side of the intersection. The proposed site plan does not show anything obstructing the visual clearance triangle along the SW Durham entrance to the site, which islhe only effected access point. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the followin 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); 8.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility between Adjoining Uses; 18.360.090.13 (Parking); and 18.360.090.14 (Provision for the Disabled). NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 14 OF 31 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's arborist report, nine (9) trees should be removed due to construction and health of the trees. There has been no evidence of slumping or sliding and the topography is relatively flat. The nearest building is approximately eighty one (81) feet to the north. Therefore, adequate light, air circulation, and fire-fighting abilities are preserved. 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 parking lot will be visible from the main entrance of the building, and the sidewalk of SW Durham will be visible from the west side of the proposed building. Lighting fixtures are shown to illuminate the parking area on the north and east sides of the proposed building. Therefore, this standard has been satisfied. 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 Durham Road, which is not a Tri-Met transit route. The nearest Tri-Met route is Pacific Highway. There is a pre-existing bus shelter on Pacific Highway which abuts the Willowbrook Commercial Center. Therefore, this standard does not apply. Landscaping: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and A minimum of 15 percent of the gross site area shall be landscaped. With the landscaping improvements shown on the proposed site plan, the percentage of gross area landscaped will be twenty five (25) percent or 4,363 square feet. Therefore, this standard has been satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 15 OF 31 Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have been met. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: 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 Tigard Development Code (TDC). Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires an arterial street to have an 80 to 90-foot right-of-way width and 12-foot travel lanes. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This development site lies adjacent to SW Durham Road, which is classified as an arterial roadway on the City of Tigard Transportation Plan Map. At present, there is adequate right-of-way (ROW) width, and street improvements on this roadway. No further dedications or improvements are necessary. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-Sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The Willowbrook development made provisions for this building by stubbing out a service lateral to this location. No further public sanitary sewer improvements are necessary. Storm Drainage: General Provisions: Section 18.810.100.A states require developers to make adequate provisions for storm water and floodwater runoff. 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 NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER`BUILDING F" PAGE 16 OF 31 provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The Willowbrook development considered this building location when master planning was completed. The on-site storm drainage system was sized to accommodate the runoff from this site and a service lateral was provided. No additional modifications to the on-site storm drainage system are necessary. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. This provision of the Tigard Development Code (TDC) was previously addressed as a part of the overall Willowbrook development. No additional requirements are necessary. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: This site is served by the City's public water system. The applicant's plan indicates that they plan to tap the main water line in SW Durham Road to serve the new building. This work must be covered in a Street Opening Permit, which shall be obtained prior to issuance of the site and/or building permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA standards recognize certain situations where a site is limited on space. This particular site is a part of a much larger development that was planned and constructed before water quality facilities were required. The site area is only 17,669 square feet, and if the applicant were to try to provide a facility, effective development of the site would be NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 17 OF 31 precluded. Therefore, Staff recommends that the applicant pay the fee in-lieu of a water quality facility, as provided by the USA standards. The total impervious area to be added to this site (including building and paved areas) is 13,299 square feet. Based upon that area, the fee in-lieu would be $1,058. The fee shall be paid to the City prior to issuance of the site and/or building permit. 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 $30,287 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 $94,647 ($30,287 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 $64,360. The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance and provision of public facilities have reviewed this proposal for impacts. There were no impacts identified that would require additional improvements to any of the public systems. This criterion has been satisfied. SECTION VII. OTHER STAFF COMMENTS The City of Tigard City Forester has reviewed the proposal and has offered the following comments: Tree protection guidelines look good. Just so developer and builder are aware of any limitations before construction so that they do not have to move the fencing, maybe both could attend the tree protection fencing site inspection. The City of Tigard Building Division has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F' PAGE 18 OF 31 The City of Tigard Water Department has reviewed the proposal and has offered the following comments. . Water service line will be installed by City of Tigard Public Works Department. Service line size to be 2-inches backflow device to be installed directly behind water meter. Consisting of an RP device. The City of Tigard Long Range Panning Division has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and requested a lighting plan. SECTION VIII. AGENCY COMMENTS Washington County Land Use Department has reviewed the proposal and has no objections to it. Tri-Met has reviewed the proposal and has offered the following comments. . Transit service is provided by line #12 on Pacific Highway with stops north of Durham Road. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The required fire flow for this building is 2054 gpm @ 20 psi, assuming the building is not provided with fire sprinklers. Documentation shall be provided that indicates the required fire flow is available, prior to the issuance of building permits. 2) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 3) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) The minimum number of fire hydrants for this project is 2. Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 19 OF 31 . Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. . Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. o Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. . When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 4) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 5) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact our office at (503) 612-7010 with any additional questions. 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 JUNE 11, 2003 AND BECOMES EFFECTIVE ON JUNE 26, 2003 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER"BUILDING F" PAGE 20 OF 31 AAp eal:� 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 JUNE 25, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. / ' jE < - June 11, 2003 PREP R B athew Bcdegger DATE Assistant Planner June 11, 2003 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager I:\curpin\mathew\sdr1SDR2003-00003.dec.doc.dot NOTICE OF TYPE II DECISION SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER`BUILDING F" PAGE 21 OF 31 i a�� .1, -"ter` V T. CITY of TIGARD v�` � ‘ Q� GEOGRAPHIC INFORMATION SYSTEM `�Q��\�, , .#,ft/ . VICINITY MAP )�•��`:,,` �,, ♦ ' ♦ SW ikon • ° ° r 1`���� Q. ♦♦�I �� ` �'° ° ° SDR2003-00003■ •Ili 1. '08$ # ♦♦ EL IIL P 0I J' '"rEI W A ILLO BROOK 0 1♦ NISI ♦♦ COMMERCIAL CENTER sk.I!,,. k •� ♦ �♦ BUILDING F gi i _ 0 -'4 , ... \_v EL EL it% 4041111,,0 4 .. .. bin■ ., 410r III '' • *** A... SFERR ....,.I1 ■ , y9(.�, V FE..Y "AR Y .me Nqy \�\,' ® I I . ..,F: jaw , k ,..____,„ --- $aONITA�71 i a� as ?ELFDRD. II DUR II In •• III ;` ' Tigard Area Map Li Z A Q� r I I // 0 200 400 600 Feet — Y w / 1"=402 feet CL 7 4 VI— Q ESpL_ I ACity of Tigard rn Information on this map is for general location only and I —________ should be verified with the Development Services Division. E 13125 SW Hall Blvd : 5S,:\''..‘4 Tigard,OR 97223 (503)639-4171 � http:f/www.ci.tigard.onus Community Development Plot date:Apr 4,2003;C:lmagicWIAGIC03.APR 1 i ___J Li] -- . .. .. .. ..._______. ._ _________ r_ . ...A. • . "4\ 1 n • i ‘ • . • _. .. . . . . • 1 1i- I x 1 \,\\� 1 1 1 '3 1 1 ` 1 1 1 V I U 1 I I Q L.r .. 1 a. , i ' 1 i T. .___--- / 1 •. _� 1 • — , 1 SW DURHAM ROAD f/ /. A_CITY OF TIGARD CITY OF TIGARD T SDR2003-00003 SITE PLAN N WILLOWBROOK COMMERCIAL CENTER - "BUILDING F" (Map is not to scale) EXHIBIT e Mildren Design Group, P.C. Attn: Betty Sheppeard SDR2003-00003 7650 SW Beveland Street, Suite 120 WILLOWBROOK COMMERCIAL CENTER Tigard, OR 97223 "BUILDING F" Layton Properties, LLC By Norris & Stevens, Inc. 520 SW Sixth Avenue, Suite 400 Portland, OR 97204 Doug Fry 2423 Remington Court West Linn, OR 97068 . . . AFFIDAVIT OF MAILING FTI CRY OF TIGARD Community Development SlwpingA Oetter Community I, Patricia L. Lur ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below} © NOTICE OF DECISION FOR: SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER — "BUILDING F" ❑ 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 lune 11,2003,and deposited in the United States Mail on lune 11,2003, postage prepaid. 'I/ (Person that P -pared Noti.-)1 SZA`l�;OF OGON ) County o ff Washington )ss. City of�rgard ) Subscribed and sworn/afed before me on the ! ! day of ALA /t-e_/ , 2003. � r , n OFFICIAL SEAL ( J BENGTSON J \j-_,/ NOTARY PUBLIC-OREGON / ) COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,200 / �� 7 NOTARY 'UBI C OF U GON AP My Commission Expires: '-j /' 7 f 0 / EXHIBIT, A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00003 . 1 ,'i! CITY OF TIOARD WILLOWBROOK CENTER - BLDG. F CommunityDeve(opment ShapingA Better Community 120 DAYS = 8/1/2003 SECTION I. APPLICATION SUMMARY FILE NAME: WILLOWBROOK CENTER - "BUILDING F" CASE NO.: Site Development Review (SDR) SDR2003-00003 PROPOSAL: The applicant has requested Site Development Review approval to construct a 5,787.6 square foot building (Building F) at the Willowbrook Commercial Business Center. APPLICANT: Mildren Design Group, P.C. OWNER: Doug Fry Attn: Betty Sheppeard 2423 Remington Court 7650 SW Beveland Street, Suite120 West Linn, OR 97068 Tigard, OR 97223 LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 citywide 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. 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 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 JUNE 11, 2003 AND BECOMES EFFECTIVE ON JUNE 26, 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 all 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 JUNE 25, 2003. I 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. 17%;":".:1 0 i♦�, •• VICINITY map • ',,,'�,�� N7 �;♦� 0 sw �� 93:4m1,SDR2003-00003.z lc--400-''• ♦����j_.�AP�O♦ �s w-WILLOWBROOK a. COMMERCIAL CENTER I$, p,♦ "BUILDING F" ` - I l a ��+zs g ti.._r. I... El N bil III IN III,._ City of Tigard / Wag — k.w..+tea. _J t ) i 1171—CC\ F,— ----- ' , .1%\ , . If , • \ , . _,.- .. ., • ,,_, • . 7.:: \ r i I \\\,.. \ \� I , z ; .., i i i . ,, , 1 i e•• , a ._,_ 3 1 i .' • c ! . . , H ______ ___1 I .______ A ___....-- SW DURHAM ROAD /./ mak .e CITY OF TIGARD I SDR2003.00003 5flE PLAN N WILLOWBROOK COMMERCIAL CENTER-"BUILDING F" (Map Is not to scale) 2S110DC-015800 2S115BA-00101 Q CONGREGATE CARE ASSET V LTD PTN SN PROPERTIES PARTNERSHIP EXHIBIT BY DELOITTE&TOUCHE LLP-PTS 1121 SW SALMON ST 700 5TH AVE STE 4500 PORTLAND,OR 97205 SEATTLE,WA 98104 2S1100C-00700 2S115A9-01900 C6 REGAT ••RE ASSET V LTD PTN S '"OPE- - PARTNERSHIP BY DELb. E&TOUCHE LLP-PTS 1121 . • 'SON ST 700 . AVE 4500 ••RTLAND,OR • "05 •TTLE,WA 98104 2S115BA-00100 2S115AB-01800 IBJ SCHRODER BANK&TRUST CO SN ES PARTNERSHIP BY ALBERTSONS INC#565 1121 SA ST ATTN:CORPORATE ACCTG DEPT RTLAND,OR 97205 PO BOX 20 BOISE, ID 83726 2S115AB-01901 2S110DC-00300 IBJ WHITEHALL BANK&TRUST CO SSC PROPERTY HOLDINGS INC BY ALBERTSON'S INC BY SHURGARD-KING#38004 ATTN:TAX DEPT 1155 VALLEY ST STE 400 PO BOX 20 PO BOX 900933 BOISE, ID 83726 SEATTLE,WA 98109 2S1100C-02400 2S115BA-00102 LAYTON PROPERTIES LLC SYSTEM CAPITAL REAL BY NORRIS&STEVENS INC PROPERTY CORPORATION 520 SW SIXTH AVE STE 400 PO BOX 66207 PORTLAND,OR 97204 AMF O'HARE CHICAGO,IL 60666 2S110DC-02300 2S110CD-07600 LAYTON PROPERTIES NO 2 LLC TOBIAS INVESTMENT CO BY NORRIS&STEVENS INC 300 SE SPOKANE ST 520 SW 6TH AVE STE 400 PORTLAND,OR 97202 PORTLAND,OR 97204 2S 110DC-01300 2S 110CD-00105 LUTON ROBERT C UNITED STATES NATIONAL BANK Go KVERNLAND ERIC B BY US BANK PROPERTIES 11445 SW SUMMERFIELD DR 2800 EAST LAKE ST TIGARD,OR 97224 MINNEAPOLIS,MN 55406 2S11ODC-00500 L TON ROBER C do - •.'P ERIC 11445 :, SU RFIELD DR TIGARD,OR 97224 2S110CD-00107 MOYER THEATRES INC PO BOX 192202 SAN FRANCISCO,CA 94119 2S 115BA-00500 SEPP TOIVO T 118 SW CORNELL CT LAKE OSWEGO,OR 97034 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 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 Esau 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 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 AFFIDAVIT OF MAILING CITY Aa.4111 OFTIGARD Community(Development Shaping (Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of 7igar ,"'Washington County, Oregon and that I served the following: (Check Appropnate Bon(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-00003/WILLOWBROOK COMMERCIAL CENTER — "BUILDING F" 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 April 4,2003, and deposited in the United States Mail on April 4,2003, postage prepaid. (Person that ' -pared N'tic STATE OE oREco.w ) County of Washington )ss. City of ward ) Subscribed and sworn/affirmed before me on the opc day of 49/-L)C , 2003. OFFICIAL SEAL R: DIANE M JELDERKS ' NOTARY PUBLIC-OREGON COMMISSION NO.326576 MY COMMISSION EXPIRES SEPT.07,2003 C / ' ! /Lis/ NI ' I . . I I ' I" My Commission Expires: `' 03 NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A - THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW R CITY OF TI TIGARD Community(Development ShapingA(Better Community DATE OF NOTICE: April 4, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00003 Type ll Land Use Application FILE NAME: WILLOWBROOK COMMERCIAL CENTER - "BUILDING F" PROPOSAL: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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 APRIL 18, 2003. All comments should be directed to Mathew Scheidegger, 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 MAY 29, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." 1117. ' _ ,,— . ' —� CITY of TIGARU , git VICINITY MA P ' s — ii i- p O539 hs, \fi\ � � a s , l ':1' o:E9 �•:;g� � SDR2003-00003 S•I� i •4 ♦♦♦ s.6 WILLOWBROOK 'sI ♦ - COMMERCIAL CENTER 41V v 0 0 •,�� "BUILDING F" • , �4. i LI it.*# WI, 11" NO ir 9 pi . sw ® /i 41 i � • ( L. II 1111 2 • 10111.41 II PI 111 m:: ; .. I ■u IN ' 1 IN Si • V 111 ,.E : I � W m� 1�� �� Atk ' me / .,...�o....•I!!f1111 `'�� r itA* ■1111 L - 11111 IMO NM OM • CONGREGATE CARE ASSET V LTD PTN SN PROPERTIES PARTNERSHIP EXHIBIT . BY DELOITTE&TOUCHE LLP-PTS 1121 SW SALMON ST 700 5TH AVE STE 4500 PORTLAND,OR 97205 SEATTLE,WA 98104 2S1100C-00700 2S115AB-01900 C4• REGAT ••RE ASSET V LTD PTN S •'OPE• - PARTNERSHIP BY DEL*. E&TOUCHE LLP-PTS 1121 .•' • '∎ON ST 700 . AVE ' 4500 '•RTLAND,OR • "05 ATTLE,WA 98104 2S115BA-00100 2S115AB-01800 IBJ SCHRODER BANK&TRUST CO SN •-:•- ' ES PARTNERSHIP BY ALBERTSONS INC#565 1121 .v SA • • ST ATTN:CORPORATE ACCTG DEPT •s RTLAND,OR 97205 PO BOX 20 BOISE, ID 83726 2S 115AB-01901 2S1 10 DC-00300 IBJ WHITEHALL BANK&TRUST CO SSC PROPERTY HOLDINGS INC BY ALBERTSON'S INC BY SHURGARD-KING#38004 ATTN:TAX DEPT 1155 VALLEY ST STE 400 PO BOX 20 PO BOX 900933 BOISE, ID 83726 SEATTLE,WA 98109 2S 110DC-02400 2S 115BA-00102 LAYTON PROPERTIES LLC SYSTEM CAPITAL REAL BY NORRIS&STEVENS INC PROPERTY CORPORATION 520 SW SIXTH AVE STE 400 PO BOX 66207 PORTLAND,OR 97204 AMF O'HARE CHICAGO, IL 60666 2S 1100C-02300 2S 1100D-07600 LAYTON PROPERTIES NO 2 LLC TOBIAS INVESTMENT CO BY NORRIS&STEVENS INC 300 SE SPOKANE ST 520 SW 6TH AVE STE 400 PORTLAND,OR 97202 PORTLAND,OR 97204 2S1 10D C-01300 2S1 10C D-00105 LUTON ROBERT C UNITED STATES NATIONAL BANK do KVERNLAND ERIC B BY US BANK PROPERTIES 11445 SW SUMMERFIELD DR 2800 EAST LAKE ST TIGARD,OR 97224 MINNEAPOLIS,MN 55406 2S 110DC-00500 L TON ROBERT C C do K ERIC B MILDREN DESIGN GROUP, P 11445 :+ SU RFIELD DR ATTN: BETTY SHEPPEARD TI'ARD,OR 97224 7650 SW BEVELAND STREET, SUITE 120 TIGARD, OR 97223 2S 110CD-00107 MOYER THEATRES INC PO BOX 192202 DOUG FRY SAN FRANCISCO,CA 94119 2423 REM I NGTON COURT WEST LINN, OR 97068 2S115BA-00500 SEPP TOIVO T 118 SW CORNELL CT LAKE OSWEGO,OR 97034 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 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 Esau 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 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\Iabels\CIT South.doc) UPDATED: November 27, 2002 p Qv " We �� I CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AA, AREA NOTIFIED � � �- (500') er**- _ TIP ti0 mils` . (� � � FOR: Betty Sheppeard 4 • Ma RE: 2S110DC, 2400 11■ 0> . Ea ■a.0 ,<; '4. „ S.MUM Property owner information , is valid for 3 months from t ,v,, yJ the date printed on this map. Ili II . . 11111111111111 s� Ni - o0RNgM'Ili.� >te�' n Eo SIM MS. ■a Am _I. II IIIIII IlL If NS ■r ri -- is ar IN 7L ■W IN Uste N 4T 0 100 200 300 4 0 Feet 1•316 feet a a Ail 41111, ¢KII�G ,lAMES PL 1 City of Tigard } Information on this map is for general location only and L should be verified vith the Development Services Division. 13125 SW Hall Blvd } Tigard,OR 97223 f r�,� T (503)639-4171 _'I http:l/www.ci.tigard.or.us Community Development Plot date:Mar 11,2003;C:lmagic\MAGICD3.APR 2S 110DC-00600 2S 115BA-00101 CONGREGATE CARE ASSET V LTD PTN SN PROPERTIES PARTNERSHIP BY DELOITTE&TOUCHE LLP-PTS 1121 SW SALMON ST 700 5TH AVE STE 4500 PORTLAND,OR 97205 SEATTLE, WA 98104 2S 110DC-00700 2S 115AB-01900 Ce GREGATE C•' ASSET V LTD PTN SN "'PERT " " PARTNERSHIP BY DEL• - . TOUCHE LLP-PTS 1121 • '• ST 700 5 - •VE S - • '00 P:'TLAND,OR 97205 S' •TTLE,WA 98104 2S115BA-00100 2S115AB-01800 IBJ SCHRODER BANK&TRUST CO S "OPE' S PARTNERSHIP BY ALBERTSONS INC#565 1121 ON ST ATTN:CORPORATE ACCTG DEPT PS'TLAND,OR 97205 PO BOX 20 BOISE, ID 83726 2S 115AB-01901 2S 110DC-00300 IBJ WHITEHALL BANK&TRUST CO SSC PROPERTY HOLDINGS INC BY ALBERTSON'S INC BY SHURGARD-KING#38004 ATTN:TAX DEPT 1155 VALLEY ST STE 400 PO BOX 20 PO BOX 900933 BOISE, ID 83726 SEATTLE,WA 98109 2S1 10 DC-02400 2S 115BA-00102 LAYTON PROPERTIES LLC SYSTEM CAPITAL REAL BY NORRIS&STEVENS INC PROPERTY CORPORATION 520 SW SIXTH AVE STE 400 PO BOX 66207 PORTLAND,OR 97204 AMF O'HARE CHICAGO,IL 60666 2S 110DC-02300 2S 110CD-07000 LAYTON PROPERTIES NO 2 LLC TOBIAS INVESTMENT CO BY NORRIS&STEVENS INC 300 SE SPOKANE ST 520 SW 6TH AVE STE 400 PORTLAND,OR 97202 PORTLAND,OR 97204 2S 110DC-01300 2S 110CD-00105 LUTON ROBERT C UNITED STATES NATIONAL BANK c/o KVERNLAND ERIC B BY US BANK PROPERTIES 11445 SW SUMMERFIELD DR 2800 EAST LAKE ST TIGARD,OR 97224 MINNEAPOLIS, MN 55406 2S110DC-00500 LU :k ROB C c/o KVER ND ERIC B 11445 : SU RFIELD DR T t•RD,OR 97224 2S110CD-00107 MOYER THEATRES INC PO BOX 192202 SAN FRANCISCO, CA 94119 2S115BA-00500 SEPP TOIVO T 118 SW CORNELL CT LAKE OSWEGO,OR 97034 • Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 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 Esau 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 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 Ud 1Ui Uo mUiv 1! :LJ PHA a%O L44 U41 LIJKVANI 1JLJ11,1N 1KUUY YU LO.f UUZ ..... �.-, �...... �.-.-.� .�u ............is r v1...7 vi 1 L W M LO UU1 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT •• •.I PLANNING DIVISION 13125 SW HALL BOULEVARD c TV OF TIGARD TIGARD, OREGON 91223 Comm ittity lDeT,e(npment Skapinn A(Better Cm nlrzmity PHONE: 503.639-4171 FAX: 503-684-7191 (Attn: Patty/Planning) RUESTF"OR5'0A 'F'OOTPROPE=RTYOWNERr1A1'LIG1§ � ? Property owner information is valid for 3 months from the date of your r 3quest INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100 OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: T M 2s l t Qt> , T�,� INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at tl pis time)to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land ug.a application will be submitted and deemed complete by the Planning Divisio. within 3 months from this request. K) dva NAME OF CONTACT PERSON: • ,i,� ��,4I'4'LG PHONE: ")�, This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the conta ;t person will be called to pick up their request that will be placed in "Will Calf' by their last name, a' 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 LAE ELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEP FED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. EXAMPLE'S `COST FOR THIS REGUEST ` 4 sheets of labels x$2/sheet=$8.00 x 2 sets = $16.00 _ .sheet(s)of labels x$2/sheet= x 3 se s=3 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 sheet(s)of labels x$2/sheet for IT area= x sets= GENERATE LIST =$11.00 GEN I:RATE LIST = TOTAL =$31.00 c 11)',, TOTAL c i O APPLICANT MATERIALS • PREAPP.HEL I BY: CITY OF TI• A D, P LANNI DI '4S ; S LL 6;i'L LEVARD T1 t O 72 13125•- W 11A j � �3��`'... �Y89° 503:$31 4;'i 71j6Q3i$$4r' 9 • •• CITY Of FIOARd .,..: OREGON •''. .• `. :. ''��w � .. '.y LAN 4: GU� E P`E• MITA '; 10► 0'I;'� File#. q Other CpseSi Date [ z//0/°5 ( 6 y` ptr Rec #- - l- r' ;,,.[Sat Applfc tiOn;Cv lete:� _ Rip TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) ❑ Minor Land Partition (II) ❑ Subdivision (II o III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (II ) ❑ Conditional Use(III) ❑ Planned Development(Ill) ❑Zone Change A vexation (IV) ❑ Historic Overlay(II or III) ❑Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) 4 Site Development Review(II) ❑ Miscellaneous (I)-(Lot Line Adjustment/Temporary UseITree Removal/Director's Interpretation, etc.) LULAI IUN WHLKE PKUPOSEU AG I Ivl I Y WILL OCCUR(Address it available) fS625 S;...) . cji��� I Ax MAI'& I AX LU I NUS. - TA k (V A 2 S l i O -2¢0 o T1X k CDT 4-c Le 10 IAL all L SILL ZONINGtLASSIFICAT ION 7F (o, 4 Ar CCU ! - I NA (c.,1� > Iry cur P�- MAILING AI)L)V b 7L.I I Yrb I A I LfLIP • ?(05c, t vEc�No sr • t�Pl iD c j2 91Z�3 PHONE NO. - FAX NO_ Sc%3 A- 6SS 2— SzD3- c:34-1 7 t-r,l C ft-E-PPE�(2.n l fvL��L ) `?J'� 4-1 -���SZ • •• - "` •7 ID •Ii]a- • is r more I an one • itlf 2'123 - Ih ( Vje-d-- L wt.) D� 7a6g PNUIaL Q_ F•AX"NU_I 3) ./g— 223 7 c,s-a3j X72 —1607f"When the owner and the a licant are different eo le the a licamust be the applicant people, pp purchaser of recur 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 SU AIMARY(Please be specific) (-ciNST1'oc-Tg.oN °F A ".-' ,""/ 7 Sr f U(C-Oiry T(-tAr f.eieoz- 136 VCr2 SI/l4-Ec?2 E)c 1ST i q G Sntdc-r_urtes Ca tN i—i APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. 7002 snliTd C006 SC() COS XVd To:Lo ST0(7/tT'7:T THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordar ce 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 exhibit transmitted herewith, are true; and the applicants so acknowledge that any permit issi ed, 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 an criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. I Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's. Signature Date L ' Applicant/ gent/Repr ntative's Signature Date Applicant/Agent/Representative's Signature Date COOK] gBuTa C006 8C9 COS TVd TO:LO 9TOZ-fT-ZT lqoposcLI _______----- N&rrath ve- t I PROPOSED BUILDING F at Willowbrook Commercial Center Tigard, Oregon Prepared by: Mildren Design Group, P.C. WRG Design Inc. GreenWorks, P.C. February 2003 Proposed Building F TABLE OF CONTENTS Applicant and Consultants 3 Site&Project Description 4 Chapter 18.520 Commercial Zoning Districts 5 Chapter 18.725 Environmental Performance Standards 7 Chapter 18.745 Landscaping& Screening Standards 8 Chapter 18.755 Mixed Solid Waste//Recycling Storage 19 Chapter 18.765 Off-street Parking/Loading Requirements 26 Chapter 18.780 Signs 37 Chapter 18.790 Tree Removal 38 Chapter 18.794 Visual Clearance Areas 43 Chapter 18.810 Street&Utility Improvement Standards 45 Appendices Site Plan Pre-Application Conference Notes Existing Tree Condition Assessment(Arborist Report) Tree Protection Plan Affidavit of Posting Notice Affidavit of Mailing Announcements of Public Meetings Meeting Minutes Mailing List 2 • Proposed Building F Applicant: Mildren Design Group,P.C. 7650 SW Beveland Street Suite 120 Tigard,Oregon 97223 Phone:503-244-0552,Fax:503-244-0417 Contact Person: Betty K.Sheppeard Owner: Doug Fry 2423 Remington Ct. West Linn,Oregon 97068 Phone:503-348-2237,Fax:503-472-6074 Architect: Mildren Design Group,P.C. 7650 SW Beveland Street Suite 120 Tigard,Oregon 97223 Phone:503-244-0552,Fax:503-244-0417 Contact Person: Betty K.Sheppeard Civil Engineering: WRG Design,Inc. 5415 SW Westgate Drive Suite 100 Portland,Oregon 97221 Phone:503-419-2500,Fax:503-419-2600 Contact Person:Brian DeHaas Landscape Architect: GreenWorks,P.C. 24 NW Second Street Suite 100 Portland,Oregon 97209 Phone:503-222-5612,Fax:503-222-2283 Contact Person:Mike Faha Property Description: Tax Map 2S110DC-02400 Property Address: 11565 SW Durham Rd. Site Size: 0.4 Acres Zoning: City of Tigard Zoning;CG-General Commercial Existing Use of Property: Vacant Land with some parking to adjacent commercial/retail center Proposed Use of Property: Dental Office 3 • Proposed Building F SITE and PROJECT DESCRIPTION The site lies within the Willowbrook Commercial Center located on the corner of Highway 99W and SW Durham Road. The site has a City of Tigard zoning designation of CG:General Commercial. The site consists of a parcel of land that is adjacent to,but separate from,the Willowbrook Commercial Center. The site,Tax Lot 400 and 500,is 0.4 acres in size. The northern and southern property lines abut the Willowbrook Commercial Center at the center of a drive aisle. The southern boundary abuts a parcel that is also zoned CG and is occupied by a small commercial building. SW Durham Road forms the western boundary. The property will share two existing access drives with the Willowbrook Commercial Center. One is from SW Durham Road and the other from SW Summerfield Drive. The site is basically flat. The grade varies with a high point of 192.6 feet of elevation near the southwest corner to a low point of 187.3 feet near the southeast boundary. There are a few existing trees which have been addressed in the Tree Condition Assessment by an arborist. Some trees will be saved while others will be removed and mitigated. There is a flag pole that will be removed,but no structures exist on this parcel. The owner proposes to build a 5,787 square foot building. The building will be of wood construction and will have a cultured stone siding. This building will be very similar to the existing buildings in the adjacent Willowbrook Commercial Center. The structure is proposed to be a dental office. The medical use of the building requires a total of 23 parking spaces. There are 14 existing parking spaces on this site which will be re-striped and a van accessible stall with an accessible ramp installed. Two additional parking stalls will be added near the southeast property line for a total of 16 stalls,including the van accessible stall. The owner of this parcel and the owner of the Willowbrook Commercial Center will sign a shared parking agreement. 4 Proposed Building F Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.520.020 List of Zoning Districts C. 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 nonconforming, residential uses are limited to single-family residences which are located on the same site as a permitted use.A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES MUE CBD Residential R-25 STANDARD C-N C-C[4] C-G C-P CBD R-40 R-12 C-G MF DU* Minimum Lot Size-Detached unit-Boarding,lodging,rooming house 5,000 sq ft-- 5,000 sq ft-- None-- 6,000 sq ft -- None-- None-- None-- None-- -1,480 sq ft 6,100 sq ft Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None None None 50 ft None Minimum Setbacks-Front yard-Side facing street on corner& through lots[1]-Side yard-Side or rear yard abutting more restrictive zoning district-Rear yard-Distance between front of garage& property line abutting a public or private street. 20 ft 20 ft 0/20 ft[3] - 0/20ft[3]- 0/20ft[5]- 0/20ft[3]- 0/20ft[3]- Oft[6]- 0/20ft[3]- 0/20ft[3]- Oft[6]- 0/20ft[3]- 0/20ft[3] 0/30 ft[7]0/30 ft[7] 0/30 ft[7]- 0/30 ft[7]- 20 ft 20 ft 10 ft[9]- 20 ft[9]20 ft 20 ft 20 ft 10 ft[9]- 20 ft[9] 20ft Oft[6]- 0/20ft[3]- 0/20ft[3]- 20ft20ft 1Oft30ft 20ft20ft Maximum height 35 ft 35 ft 45 ft 45 ft 80 ft[8] 60 ft 60 ft 45 ft 45 ft Maximum Site Coverage[2] 85% 80% 85% 85% 85% 80% 80% 85% 80%[11] Minimum Landscape Requirement 15% 20% 15% 15% 15% 20% 20%[10] 15% 20% [1] The provisions of Chapter 18.795(Vision Clearance)must be satisfied. 5 • Proposed Building F [2] Includes all buildings and impervious surfaces. [3] Applies to all non-residential building development and mixed use development which includes a residential component. In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimum FAR. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. [5] For purposed of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area, determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [7] The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in Section 18.630.020.D. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [9] See Section 18.520.050.B for site and building design standards. [10] No front yard setback shall be required,except a 20 foot front yard setback shall apply within 50 feet of a residential district. [II] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. [12] There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. [13] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [14] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district,such setbacks shall not be less than 35 feet. [15] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development. [16] Lot coverage includes all buildings and impervious surfaces. [17] Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in Section 18.630.040.F. [18] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within the WSRC which are not mixed-use. For MUC and MUE zones,the requirements for Commercial Zones apply. For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [I 9] For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet. For residential only developments,the maximum front and street side yard setback is 20 feet. [20] Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. [21] The maximum setback is 20 feet. [22] The maximum setback is 10 feet. *Multiple-family dwelling unit CN Neighborhood Commercial District MUC-1 Mixed Use Commercial CC Community Commercial District MUC Mixed Use Commercial CG General Commercial District MUE 1 Mixed Use Employment/High Density CBD Central Business District MUE 2 Mixed Use Employment/Medium Density MUR I Mixed Use Residential/High Density MUR 2 Mixed Use Residential/Medium Density FINDING The applicant proposes a lot size exceeding the minimum requirement. Required: 0 sq. ft. Proposed: 17,669 sq.ft. The applicant proposes lot width exceeding the minimum requirement. Required: 50'-0" Proposed: 74'-6" The applicant meets required set backs; 0 ft at the front,0 ft at the side,0 ft at the rear and exceeds minimum requirements at the corner from the street per Pre-application notes;the building is set at 45'-0" from the centerline of Durham Rd.,hence,exceeding the minimum requirement of 30'-0." 6 Proposed Building F The applicant proposes 75.2% (building coverage 32.7%,impervious area 42.5%) site coverage, less then allowed maximum of 85% and,proposes 24.7% landscaping exceeding the required 15 %. Area % Coverage Site area: 17,663 sq. ft. Building area: 5,787 sq. ft. 32.7% Impervious area: 7,513 sq.ft. 42.5% Landscaped area: 4,363 sq.ft. 24.7% Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP)zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070)apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. F. Insects and rodents.All materials including wastes shall be stored and all grounds shall be 7 Proposed Building F maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: The applicant meets the Performance Standards as set forth in this section. The building proposed to be a dental office. Chapter 18.745 LANDSCAPING AND SCREENING Sections: 18.745.010 Purpose 18.745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegetation 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas;and 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. 18.745.020 Applicability A. Avplicabilitv. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site 8 Proposed Building F Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Siteplan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. B. Pruning required.All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access;and 3. It will not constitute a traffic hazard because of reduced visibility. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the ' American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans(e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). 9 Proposed Building F F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. FINDING Existing vegetation on the site has been preserved as much as possible. Plants to be removed and plants to remain have been identified on the planting plan. No plants that will grow to 18 inches or more in height have been proposed in the public right-of-way,abutting roadways with no established curb or gutter. Please refer to specifications for further information regarding installation care. 18.745.040 Street Trees A. Protection of existing vegetation.All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; - c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be 10 Proposed Building F spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities(e.g., water and gas meters) in the tree well; g. On premises utilities(e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k Trees shall not be planted within two feet from the face of the curb;and L Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones;and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. F. Replacement of street trees. Existing street trees removed by development projects or other 11 Proposed Building F construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020 C4b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. FINDING Plant selection,sizes, and spacing have been determined in full accordance with Tigard City Codes,Chapter 18.745.040C. The selected species are not known to be harmful to utilities or hardscape materials,such as streets and sidewalks, and have not been located within 2' of any of the above elements. The caliper sizes of all proposed trees meet the minimum requirement of 2" DBH (diameter at breast height) and are spaced at an appropriate distance,taking into account canopy size at maturity. Some existing trees on site will be removed. The client has agreed to comply with the guidelines of replacement outlined in Section 18.790.06D,which in this case will require trees to be planted on other property within the city,at no net loss. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 1. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. 12 Proposed Building F B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of 18.745.040 B8 and 18/745.040D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four- foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted 13 Proposed Building F portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls,fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick;and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.040 C2 a and b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.040 C2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse 14 Proposed Building F effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial, major collector or minor collector street. For any fence over three feet in height in the required front yard area,permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height offences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. E. Screening:special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally 15 Proposed Building F distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 2. 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; 3. Screening of swimming pools.All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one-and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street,parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. FINDING The proposed plant material will help to mitigate the effects of sunlight,wind,and noise. Screening has been provided for parking and loading areas. Trees,low-lying and vertical shrubbery have been located within site parking lot planters,and will be used to screen off- street parking. The amount of trees in these planters meet the requirement of one tree for each seven parking spaces. Although the issues of privacy and protection were also considered,due to the similarities in use between Building F and the adjacent facilities,screening to serve this purpose is not required under Tigard City Code(Section 18.745.050). 16 Proposed Building F 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and f ll embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. i. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth;and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. TABLE 18.745.1 BUFFER MATRIX PROPOSED USE EXISTING/ABUTTING USE Single Units,Detached;Manufactured Units Attached Single Units and Multifamily,1-S Units; Duplexes Attached Single Units and Multifamily,5+Units Mobile Home Parks Commercial Zones(CG CG,CP,CBD) Neighborhood Commercial Zone(CN) Mixed Use Employ-ment Light Industrial Zones(IP,IL) Heavy Industrial Zones(III) Parking Lots 4-50 50+spaces spaces Detached Single Units;Manufactured Units Attached Single Units and Multifamily, 1-5 Units,Duplexes Attached Single Units and Multifamily, 5+Units Mobile Home Parks Commercial Zones(CC,CG,CP,CBD)Neighborhood Commercial Zone(CN)Mixed Use Employment Zone(MUE)Light Industrial Zones(IP,IL)Heavy Industrial Zone(IH)Parking Lots Arterial Streets —A A A C C C D D 17 Proposed Building F CA A-- A ACCCDDCA CB — BCCCDDCA CC C --CCCDDCA DD D D--AAAD---- CC C CA--AAD--- CC C CAA--AD---- EE E EDDD--D—A FF F FDDDD---D D------------- Note: See Table 18.745.1 for alternative combinations for meeting these screening requirements. Options Width(feet) Trees(per linear feet of buffer) Shrubs or Groundcover Screening A -- 10 -- Lawn/living groundcover - B -- 10 20'min/30'max spacing Lawn/living groundcover - 1 10 Shrubs 4'hedges C 2 8 15'min/30'max spacing Shrubs S'fence 3 6 Shrubs 6'wall 1 20 Shrubs 6'hedge D 2 15 10'min/20'max spacing Shrubs 6'fence 3 10 Shrubs 6'wall 1 30 10'min/20'max spacing Shrubs 6'hedge or fence E 2 25 Shrubs 5'earthen berm or wall F -- 40 10'min/20'max spacing Shrubs 6'hedge,fence, wall or berm [1]Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.040 A2. [2]Adjustments from these requirements can be obtained;see Section 18.370.020 C4. 18 Proposed Building F Irma. 1101 . 1 C15) . -fras4 A 'T1-N. '(I666 /� aad�ss '. �YdK . A Tvese 'Tnrb 1 •� �.4 �_.,,n I. -.,,,, 1. -,. 16' ' • 'rYru 'Yrri+ '' ,('w.e s i �f7krrLw �► 4 !4r. •bkYNi/s %± 71',`" dh f � r II . •-fib ' TYass lit. �Crr.K r.K oe TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING 121 Chapter 18.755 MIXED SOLID WASTE/RECYCLING STORAGE 18.755 Mixed Solid Waste/Recycling Storage 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review;and are located within urban 19 Proposed Building F zones that allow, outright or by condition,for such uses. 18.755.020 Definitions A. Definitions. The following definitions apply to regulations governing the storage of solid waste and recyclable material contained in this chapter exclusively. 1. "Mixed solid waste"means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; 2. "Source-separated recyclable"means, at a minimum, recyclable materials designated "principle recyclable materials"by the State Environmental Quality Commission under ORS 495.025, with the exception of yard debris. Currently these materials include newspaper,ferrous and non-ferrous scrap metal, used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; 3. "Storage area"means the space necessary to store mixed solid waste and source-separated recyclable that accumulate between collection days; 4. "Multi-unit residential building"means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; 5. "Non-residential building"means a structure that is used for any non-residential function, including but not limited to office, retail wholesale/warehouse/industrial and institutional uses. 18.755.030 Materials Accepted G. Materials accepted. Except as provided for in 18.755.040 G and 1, the storage area must be able to accept at least all "principle recyclable materials"designated by the Oregon Environmental Quality Commission and other source-separated recyclable the local government identifies by regulation. 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance.An applicant shall choose one of the following four methods to demonstrate compliance: 1.Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off 20 • Proposed Building F B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G; 2. The floor are of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposed of determining minimum storage requirements. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; 3.Application requirements and review procedure: The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; 4. General requirements: a. The storage area requirement is based on the predominant use(s)of the building, (i.e. residential, office, retail, wholesale/warehouse/manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20%of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space(potential reduction of 43%of specific requirements). Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. 21 Proposed Building F b. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1)Office:4 square feet/1,000 square feet gross floor area(GFA). (2)Retail: 10 square feet/1,000 square feet GFA. (3)Industrial: 6 square feet/1,000 square feet GFA. (4)Institutional:4 square feet/1,000 square feet GFA. (5)Other:4 square feet/1,000 square feet GFA. D. Waste assessment method. 1. Description of method: The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building; 2. Typical application of method: This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated; 3.Application requirements and review procedures: a.A pre-conference with the solid waste coordinator/plan check staff is required if the waste assessment method is proposed. The applicant shall obtain a waste assessment form from the local jurisdiction; b. The form shall be used to estimate the volumes of source separated recyclable/mixed solid waste generated. From this information, the applicant can design a specific management, storage and collection system. Techniques such as a compactor or cardboard baler may be implemented to minimize the square footage of the site which must be set aside for a storage area; c. The waste assessment form shall be completed and submitted with site plans required by the local jurisdiction. The plans must identify the size and location of interior or exterior storage area(s), specialized equipment, collection schedule, and other features required to accommodate the volumes projected in the waste assessment. The solid waste coordinator for the local jurisdiction shall review and approve the waste assessment as part of the site plan or development review process. 4. Specific requirement: The application shall demonstrate that the mixed solid waste and recyclable volumes expected to be generated can be stored in less space than is required by the minimum standards method. E. Comprehensive recycling plan method. 1. Description of method: The comprehensive recycling plan method is most appropriate when an applicant has independently developed a comprehensive recycling plan that 22 Proposed Building F addresses materials collection and storage for the proposed use; 2. Typical application of method: This method can be used when a comprehensive recycling plan has been developed for a specific facility. It is most suited to large nonresidential uses such as hospitals, schools and industrial facilities. The comprehensive recycling plan method can be used for new construction or expansion that is subject to full Site Development Review, as governed by Chapter 18.360; 3. Application requirements and review procedure: The comprehensive recycling plan shall be submitted to the local solid waste coordinator at the same time site plans are submitted for site plan review. The applicant shall submit plans and text that show how mixed solid waste and recyclable generated by the proposed development will be served under a comprehensive recycling plan. The location, design and access standards set forth in 18.755.050 are applicable to new storage areas only. F. Franchised hauler review method. Applicability: The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development, once it is constructed 1. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; 3. Typical application of method: This method is to be used when there are unique conditions associated with the site, use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program(e.g., types of equipment,frequency of collection)to the unique characteristic(s)of the site or development. The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off-street parking requirements of the underlying zone; b. The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; c. The proposed use will generate unique wastes that can be stacked,folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by 18.755.040 C. 5b. of this chapter. 23 Proposed Building F 4. Application requirements and review procedure: The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building.A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s) required to accommodate anticipated volumes shall be submitted for Site Development Review, as governed by Chapter 18.360.Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency, which will keep the storage area from exceeding its capacity. 18.755.050 Location,Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 18.755.040 above. B. Location standards. 1. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. C. Design standards. 24 Proposed Building F 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. D.Access standards. 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access.A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. FINDING: The applicant proposes to utilize the minimum standards method by using the existing trash/recycling storage area located directly north of the proposed building. This trash/recycling storage area was recently updated to current storage and hauling standards and meets the needs of this project. 25 Proposed Building F Chapter 18.765 OFF-STREET PARKING/LOADING REQUIREMENTS 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions A. New construction.At the time of the erection of a new structure within any zoning district, off- street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use.At the time of an enlargement of a structure which increases the on- site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title, the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in 18.765.070, the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use, the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less 26 • Proposed Building F intensive use. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space;and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents,patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site; 27 • Proposed Building F b. 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. C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when 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. D. Parking in mixed-use projects. In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1. Primary use, i.e., that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for 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. E. 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. F. Preferential long-term carpoolIvanpool parking. Parking lots providing in excess of 20 long- term parking spaces shall provide preferential long-term carpool and vanpool parking for 28 Proposed Building F employees, students and other regular visitors to the site.At least 5%of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. G. Disabled-accessible parking. All parking areas shall be provided with the 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. H. DEO indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ)to: 1. Acquire an Indirect Source Construction Permit; 2. Investigate the feasibility of installing oil and grease separators. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B. Access drives. With regard to access to public streets from off-street parking: 1. 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; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705,Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface;and . 6. Excluding single-family and duplex residences, except as provided by Subsection 29 ' Proposed Building F 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of- way will be required. C. Loading/unloading driveways.A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. D. On-site vehicle stacking for drive-in use. 1. All uses providing drive-in services as defined by this title shall provide on the same site a tacking lane for inbound vehicles as noted in Table 18.765.1. 2. The Director may reduce the length of the inbound stacking lane by means of a adjustment to be reviewed through a Type I procedure, as governed by Section 18.320.300, using approval criteria contained in Section 18.370.020.C.5.g. 3. Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. F. 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 driver less vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.11.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; 3. Parking areas to be used primarily for the storage of fleet vehicles or construction 30 Proposed Building F equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area:a)within a specified period of time after establishment of the parking area;orb)if there is a change in the types or weights of vehicles utilizing the parking area;or c)if there is evidence of adverse effects upon adjacent roadways, water courses, or properties. Such an agreement shall be executed as a condition of approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially- zoned or residentially-developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of- way;and d. A driveway which connects a gravel parking area with any public street shall be paved. 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the Temporary Use application per the requirements of Section 18.385.050; b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed;and c. Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. 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 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. J. 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 31 Proposed Building F 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. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. L LiRhtinR.A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. N. Space and aisle Dimensions. (Figure 18.765.1) 32 Proposed Building F 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5'x 18.5'fora standard space; b. 7.5'x 16.5'for a compact space;and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. FINDING: The applicant's proposed use of the building is a dental office. The number of required parking spaces is 23. The site contains 14 standard spaces and one accessible space,therefore,a cross-over easement will be required with the adjacent property owner of the Willowbrook Business Center for an additional eight shared spaces. Parking is 90 degrees and stall sizes are 9'-0" wide x 18'-6". Existing aisle widths are 24'-0". The existing parking on the West side of the building will be re- striped to include a van accessible parking stall and access aisle. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. 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. 33 Proposed Building F B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee)parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 21 feet by six feet long, and, when covered, with a vertical clearance of seven feet.An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remained well- drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. FINDING The minimum number of bicycle parking for this use is 0.4/1,000 SF or 2.3 spaces. Three bicycle 34 Proposed Building F parking spaces have been provided for at the southwest corner of the building. 18.765.070 Minimum and Maximum Off-Street Parking Requirements B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070.H: 1. Fractions. Fractional space requirements shall be counted as a whole space; 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required, the employees counted are those who work on the premises during the largest shift at the peak season; 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required, the students counted are those who are on the campus during the peak period of the day during a typical school term; 4. Space. Unless otherwise specified, where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070.H: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except;Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles 35 Proposed Building F will be considered as outdoor storage. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H, the following exception shall apply: The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or free-standing; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area, the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet, the development will be allowed up to 10 vehicle parking spaces. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070.H by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit- related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.b.Applicants who qualify for this adjustment may also apply for further parking reductions per 18.765.070.F.2. below; 2. The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070.H by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.a. 3. The Director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020.C.5.c. 36 Proposed Building F G. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be reviewed by means of a Type 11 procedure, as governed by Section 18.390.040, using approval criteria contained in section 18.370.020.C.5.d. H. Specific requirements. (See Table 18.765.2) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1. A minimum of one loading space is required for buildings with 10,000 gross square feet or more; 2. A minimum of two loading spaces for buildings with 40,000 gross square feet or more. B. Off-street loading dimensions. 1. Each loading berth shall be approved by the City Engineer as to design and location; 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site.At a minimum, the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site; 3. Entrances and exits for the loading areas shall be provided at locations approved by the City Engineer in accordance with Chapter 18.710; 4. Screening for off-street loading facilities is required and shall be the same as screening for parking lots in accordance with Chapter 18.745. FINDING: The propose building is under the minimum 10,000 gross square feet required for an off-street loading space,therefore,no loading area is required. Chapter 18.780 SIGNS FINDING: No signs are proposed at this time. 37 • Proposed Building F Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, n accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention offrom 25%to 50%of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention offrom 50%to 75%of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. C Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. 38 Proposed Building F 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20%reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I%reduction in the required amount of landscaping may be granted. No more than 20%of the required amount of landscaping may be reduced for any one development. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. C. Site development modifications granted as incentives. A modification to development requirements 39 Proposed Building F granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications ofpublic improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability,flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding /2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows;or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75%canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required.. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 40 Proposed Building F 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A2., excluding B.4 above, is not permitted. FINDING Trees to be removed will be replaced by plants included in the proposed design. This will prevent serious impacts on soil stability and water quality. In addition,the trees to be removed are not located in an environmentally sensitive area. These conditions should make it possible to proceed without a tree removal permit. 18.790.060 Illegal Tree Removal A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit;or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred, then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester, showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.220 of this title; 41 Proposed Building F 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. 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; 3. 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 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; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above,a party may,with the consent of the Director,elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity. The remedies set out in this section shall not be exclusive. FINDING There are many mature trees existing within the boundaries of the site,and an attempt has been made to protect instead of remove these trees wherever possible. Several trees will remain on- 42 Proposed Building F site,but due to conflicts between structure and tree location,some tree removal is necessary. The client has agreed to follow the guidelines of replacement outlined in Section 18.790.060D, which in this case will require trees to be planted on other property within the City of Tigard, at no net loss. With the consent of the Director,the city will be compensated by the client for the replacement costs. A Tree Removal Plan has been prepared by TreeCare& Landscapes Unlimited. Chapter 18.795 VISUAL CLEARANCE AREAS Sections: 18.795.010 Purpose 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), 43 Proposed Building F exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: 16- h{v ' 1 f? hc� 4.i, r , 1,0. % _$c{i1 z�vi:"-_• Rio' ±,t k 30' ,k-i Or W' 40I &free vJ vY ete....t FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS 44 Proposed Building F 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. FINDING The 30 foot clear vision triangle will be maintained at the shared access driveway on SW Durham Road. Groundcover or lawn is planted within the visual clearance area and will not exceed a height of 12". Chapter 18.810 STREET& UTILITY IMPROVEMENT STANDARDS 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. FINDING A lateral connecting to the public sanitary sewer is available to the site from earlier phases of work. A lateral is available to the building. Since the proposed finish floor elevation is higher than the surrounding existing grades,and the existing lateral meets minimum cover 45 • Proposed Building F requirements,gravity storm sewer service will be provided. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance.C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runofffrom its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 46 • Proposed Building F 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets;and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval;and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to under-grounding requirement. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of ndergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu ofundererounding. 1. The City Engineer shall establish utility service areas in the City.All development 47 • Proposed Building F which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the City at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. FINDING A lateral connecting to the public storm drainage system is present. The storm drainage volume from the site was accounted for in the original master planning of the site. The previous application and issued site development permit approved the similar storm drainage system. 48 AFFIDAVIT OF MAILLG/POSTING NEIGHBORHt D MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILLI�ING:rr I, V.4AJ being duly sworn, depose and say that on the 2'1 day of -t �4a 20 G7/. I caused to have mailed to each of the persqlos on the atttachod list, a notice of a meeting to discuss a proposed development at(or near) Ins- S:W' 1Jua�a,►� �, , 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 Lt/, /S E.IIZ , with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: n I, .-40( r '1+ , do affirm that I am (represent) the party initiating interest in a proposed affectiw the I nd located at (st to the apps imate location(s) IF no address(s) and/or tax lot(s) current) regis Bred) f'If9x� De:A.46 rr Q 11 bS 5.iv, a'C/01-n and did on the 2.7Th day of ,t u , 20 0 Z personally post notice indicating that the site may be proposed for a PI fu?d �i.' application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of ) ss. Subscribed and sworn/affirmed before me on the day of , 20 . NOTARY PUBLIC OF OREGON My Commission Expires: Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:uogin\patty1r asters\affidavit or maim-posting neighborhood meeting doc August 27, 2002 RE: Willowbrook Commercial Center New Building "F' Dear Neighbor: My company,The Tenant Advisory Group, Inc.,represents the buyer of the property located at 11565 SW Durham Road,map and tax lots,2S 110DC,02400. The buyer is proposing to build a+/-5,800 square foot office building at this location. Prior to applying to the City of Tigard for the necessary permits,I would like to discuss the proposal in more detail with you and any of the interested property owners from the surrounding area. You are invited to attend a meeting on: Wednesday September 11,2002 At Tigard City Hall Located at 13125 SW Hall Blvd. Between 5:30 and 6:30 in the Red Rock Conference Room 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 discussing this proposal with you. Please call me at(503)638-2414 if you have any questions. Best re s, rad Pihas sm(-114,15 -an.rd 4 QE:, pr 44 NI P'. ".IL �"W'^'e- '1+ pTyi11 -ono .N .---' v -7-44w790) 1 1 v 1 9 17 U -3771- li- of.5 -+' P"!"-V ' --7. 0/ 1/ /4 f..„t-,,,,i, ezropi;.eini : r4el'!(44, Skze*-- /o- k6hI 1 - viih Pt 1fNtST 5800 ,Cr40.4 'ref- ecA:lot, Z• 3 � b • . • to • MILDREN DESIGN GROUP,P.C. ARCII1TECTURE • SPACE PLANNING 7650 SW Beveland Street,Suite 120 Tigard,Oregon 97223 503/244-0552 Fax 244-0417 LETTER OF TRANSMITTAL To: City of Tigard Date: April 2,2003 13125 SW Hall Blvd. Tigard,Oregon 97223 Attention: Mathew Scheidegger Copy to: Project Name: Proposed Building Project Number: 102234 Willowbrook Commercial Center Tigard,Oregon Attached items: Description: 8 Real Estate Contract including shared parking agreement X For your use _ For approval For your review _ As requested Remarks: Matt-Please do not hesitate to call is you have questions or require additional information. Signed: Betty K.Sheppeard Mailed To be picked up X Delivered via Rose City P:\102234\wp\TR-CoTms.l.wpd MAP.31.2003 5:21PM TICOR TITLE COMMERCIAL NO.995 P.2/9 W..mnoto"county.ono" 2003-030450 03/03/2003 10;22;03 AM w . 04 milli knell D HOPTMAN ;ID=i11,00 011,00 11270.00•Total.53x7.00 L Layton Properties,LLC FIIIIIIiI( jJJjJ(III f 11 35 11 III f 5 SW D �II urham Road, Suite C6 0 )i Tigard OR 97224 I,Jerry M.na.n.Pln•ror OA (rani end T.a.tbn u m41a.Orn01 Cell 1.4 Clefll for WuNrlal.n Caw*, F Seller unpen,no '.r' y amply OW tnI 1N(Aln InserumeM.f� '• . .. W111no web no,lvad aqd Boni f14 in•bmk.i ' J.!) nears,or ells seamy, i1,,,, .`Iii ��u" u.nv N.Nammet 131reetorZQITI,T aid T.A.tlent ..!4,4;...1 la Douglas Fry E.onrel.e.unhr t-1.r, 2423 Remington Drive C West Linn,OR 97068 \ \ ty Buyer P Until a change is requested, all tax statements shall be sent to the following address: w Douglas Fry It 2423 Remington Drive F.• West Linn, OR 97068 EC vAfter recording return to: P Alan M. Spinrad it Samuels Yoelin Kantor Seymour&Spinrad LLP 4640 SW Macadam Avenue, Suite 200 Portland, OR 97239-4232 MEMORANDUM OF REAL ESTATE CONTRACT THIS MEMORANDUM OF REAL ESTATE CONTRACT is made this 3rd day of march ,2003,between Layton Properties,LLC("Seller"),and Douglas Fry("Buyer"). rn Pursuant to that certain Agreement for the Sale of Real Property dated March 3, 2003 in 2003,entered into between the parties to this Memorandum,Seller sold to Buyer the real property Cr lmown as Parcel 2,Partition Plat 1998-128,in the City of Tigard,County of Washington, State of Oregon. 2 2 This Memorandum is executed to evidence and confirm the Agreement for the Sale of Real Property referred to above,to which reference is made for its terms and conditions. Among other things,upon full compliance with the terms and conditions of the Agreement for the Sale of Real Property,Seller shall execute and deliver to Buyer a Statutory Warranty Deed conveying said real property as provided therein. The true and actual,consideration for this conveyance is $270,000.00. Page 1. Memorandum of Real Estate Contract "�.�p-'` Pt�TT�•, WASHINGTON COUNTY L�`''`d'A A r REAL PROPERTf TRAN®FER TAx 5,,: .. y _ .2-11 o 3-3 -01 , ?s'y u• FEE PAID DATE -- MHP.31.2003 5:22PM TICOR TITLE CUMMERi_IHL N0.995 P.3/9 2003- 5e Required Notices: (a) THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. (b) THE PROPERTY DESCRIBED IN THIS INSTRUMENT MAY NOT BE WITHIN A FIRE PROTECTION DISTRICT PROTECTING STRUCTURES, THE PROPERTY IS SUBJECT TO LAND USE LAWS AND REGULATIONS, WHICH, IN FARM OR FOREST ZONES,MAY NOT AUTHORIZE CONSTRUCTION OR SITING OF A RESIDENCE AND WHICH LIMIT LAWSUITS AGAINST FARMING AND FOREST PRACTICES AS DEFINED IN ORS 30.930 IN ALL ZONES. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH TIM APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND EXISTENCE OF FIRE PROTECTION FOR STRUCTURES. IN WITNESS WHEREOF,the parties have executed this Memorandum of Real Estate Contract the day and year first above written. LAYTON PROPERTIES,LLC By:at.,• __ ms-rv.n, Sole M.,•..' Touglas SELLER BUYER STATE OF OREGON ) ) 5B. County of Multnomah ) On this 2istday of February 2003, personally appeared the above-named Jeffrey Layton and acknowledged the foregoing instrument to be his voluntary act and deed as sole member of Layton Properties,LLC. Before me: osew. Page 2. Memorandum of Real Estate Contract •" DUNS • NOTARY PUOUGORIEGON COMMISSION NO. �p MY COMMISSION EXPIRES cPIRES JUNE le,2003 MAR.31.2003 5:22PM TICOR TITLE COMMERCIAL NO.995 P.4/9 • ' s OFFlCIA!_BEAL 11111 1 111111 0 10 11 f 2003-30460 C o T p u S C 2 M Y c o o n UEXPIR JUNE BD03 —— -- ` AP Notary Publi• for Oregon STATE OF OREGON ) ) ss. County of Multnomah ) On this 28thday of February 2003, personally appeared the above-named Douglas Fry and acknowledged the foregoing instrument to be his voluntary act and deed. Before me: 41111k,`r Notary • • 'tic for Oregon OFFICIALBEAL KAREN DUNS \ .f NOTARY PUB COMMISSION NQ MY COMMISSION SIRES JUN Z Page 3. Memorandum of Real Estate Contract . MAR.31.2003 5:22PM TICOR TITLE COMMERCIAL NO.995 P.5/9 . When recorded re, to: Douglas Fry 2423 Remington Drive 111N1111 ill III West Linn, OR 97068 45 PARKING AGREEMENT BY AND BETWEEN Dr.Douglas Pry And ll Layton Properties, LLC 1 This Parking Agreement(agreement) is related to that certain Purchase and Sale Agreement and Receipt for Earnest Money dated September 7, 2001 between Layton Properties II LLC (Seller) and Dr, Fry (Purchaser) which define the terms and conditions for the sale of approximately .41 acres of land (Lot 42S l 1000O2400)as shown on Exhibit"A"attached herewith and made a part of this agreement. W Upon transfer of title, Purchaser es to develop subject� P ) parcel by constructing a medical/office building, As a condition to develop, the City of Tigard requires thc Purchaser to provide twenty three ~ (23) parking stalls, As outlined within the Purchasers submitted site plan (Exhibit "B") the maximum CC available parkirug stalls on subject property is fifteen(15). O C2 p Therefore, both Seller and Purchaser mutually agree that upon completion of Purchasers medical it bud ding, Purchaser and Purchasers clients shall be given parking rights to an additional eight (8) shared parking stalls as shown within Exhibit"C". The additional eight(8)parking stalls shall be on a first come 7 first served basis and net on a reserved basis. It is further agreed that both Seller and Purchaser shall work together to address any future issues relating to parking and the City of Tigard. This agreement is between Layton Properties II LLC (Seller) and Dr, Fry (Purchaser) and shall survive CC the sale of the subject property to any third party, L Agreed & Accepted Ln Purchaser: : b- Its;ta f111.4 �P.l� ■ f1AR. 31.L003 5:a9Pr1 TICOR TITLE 1 kimmERCIHL NO.995 P.5/9 003 5460--___- STATE OF OREGON, Paw N. 73-.Aa[NOWLRDGMPNT. � LT4�blilhlna omi. �nlaeH on s�n ®loi County of LLPU/V ,=.?a 03 BE IT REMEMBERED, That on this 1.... -_ day of N-°""".7 J" •■ before me, undersigned, Notary Public in and for the State of Oregon, personally appeared the within named . .._ /4..5 T_R.y known to me to be the identical individual described in and who executed the within instrument and acknowledged to me that_...,_.... ._. executed the same freely and voluntarily. IN,TESTIMONY WHEREOF,I have hereunto set my hand and affixed •._ NOTARY F a my official seal the da a et above written.• \, / p NY COI1MISSION rig-IRE8 J N9ter lic for Oregon My commission expires 4C . U5_...__.._.... STATE OF OREGON, raem N..se-.a[inemeeeM/Nf,NL 98. a�rrk NOR MoiblHhlnc©IPK County of. . . ... . . BB IT REMEMBERED, That on this.....-( r day of...... ,d+9 9 , before me, the undersi ned, a Notary Public in and for the State of Oregon, person fly appe ed the within razed.. ros � ...L . ..... AZ., isk,$.....07 Is.5 /f'[ ilte.P known to me to be the identical individual described in and who executed the within instrument and acknowledged to me that.............. executed the same freely and voluntarily. IN TESTIMONY W F EREOF,I have h. . • set my hand and affixed my official seal ar last above written. .. OFFICIAL>sFJ11. `• ! M 5 � u. . for Gregor: MYCONM1SSon S J 15, e3 My commission expires L t .. .-l��a tIlIfitts atemmem■mtr A. MAR.31.2003 5:23PM TICOR TITLE COMMERCIAL N0.995 P.7i9 j 'The Sketch bilow is made solely for the purpose of assisting in locating said premises and A. the company assumes no liability for variations,'it any. in dimensions and location ascertained by actual survey. ri ffi TICOR TITLE INSURANCE . 1 . / /* 4' e-XHflS / T II ,:I, / * (!p s, 2300 1504C. fdN. ti I.67d c / 422%kw, e 14' 0, r' iiir 1 • 1 (CS,20,388) ■ SO' / ' j •s. . f '3. 9` . / 2) / . `� A. - i7 C.', J© ti / ..7. .. : '7 . . * 2 400 S00 "r 1%. r � BLOC .ss ac. 1 N I 100 commory 'i■ S T. - OI - AREA / . ..... —Litor ....0,...........drardiPAPANitl -...36..............................Lr. F c- SEE MAP F 25 1 I9BA ,..■.' - - •. MAR.31.2883 _ 5:23PM TICOR TITLE COMMERCIAL NO.995 P.8/9 el a Building B ' I 1 . , Building A • • R.. . 11111 l I l l l (//c. P OPOSED PARCEL Building D 17.663 .5,E 1 x —" 0 _ X � o • C" . J st.a CT S . c eoPe,ry 1 MAR.31.2003 5:23PM TICOR TITLE COMMERCIAL NO. P. 2003-a00 0 Lc:X /827" C " Ii , auifding B I. t i ■:■M\ 9uiidfng A , • / II ur f 1 1 1I 1 ( Hi s oqi.... �r ". ' PROPOSED PARCEL Building D 17,663 SF C---_. _____) _ \ x � )1, \ --- _ , . --- .- _' , , 1 ate& -'411% • • Ft.¢' ' -.`...:• * •C 421imite6 ARBORIST REPORT Nature of the Report: Site development impact on trees Address of the Report: Willowbrook Commercial Center SW Durham & 99W Tigard, OR Date of the Report: December 16, 2002 Report Submitted To: Mildren Design Group W: 503-244-0552 Attn: Betty FX: 503-244-0417 7650 SW Beveland St, Ste 120 Tigard, OR 97223 On Monday December 16, 2002, I reviewed the site above and have provided a corrected tree survey for the trees in the,parcel of land to be developed or adjacent to the parcel that could be effected by site development. Corrections to the original plan are related to tree specie and sizes. As for the conditions, the Pines are either sitting in water or infested with Sequoia Pitch Moth making them non-viable. The Port Orford Cedars are multi-stems and susceptible to Phytothera root rot which may or may not affect their viability status. I would consider them likely candidate for non-viable. The Oaks are in good condition. Removals due to proposed site development are trees #3, 4, 5, 6, 10, 11, 12, 13 & 14. I would anticipate of those trees #'s 10, 12 & 13 would be a dramatic change and could face a challenge. Residential and Commercial Spraying • Fertilizing• Pruning•Landscape Installation •Landscape Maintenance•Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service #62635• Landscape Contractor#5659 • Chemical Application #000231 • Insured F.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com The proposed site use may affect the trees to be preserved. A general tree preservation plan is enclosed with this report. It may need modification once staking is done for excavation. Site visits prior and during excavation if work to be done within the dripline will be necessary to monitor the impact to the trees. Approximately 1. hour per visit at $100 per hour & 2 to 3 visits should suffice. Please let me know if I can be of further service. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 • C Ln.� 0 • , Unlimited TREE SURVEY Mildren Design Group RE: Willowbrook Commercial Center SW Durham & 99W Tigard, OR Specie D.B.H. Condition Additional Comments 1 Armstrong Maple, Acer rubrum 12" Good 2 Pine, Pinus contorta 14" Poor Sequoia Pitch Moth Non-viable 3 Pine, Pinus contorta 13" Poor Sequoia Pitch Moth Non-viable 4 Pine, Pinus contorta 12" Poor Sequoia Pitch Moth Non-viable _ 5 Japanese Black Pine, Pinus thunbergii 2x18" Poor Standing in water, Non-viable split trunk 6 Japanese Black Pine, Pinus thunbergii 12" Poor Standing in water, Non-Viable split trunk 7 Port Orford Cedar, Chamaecyparis lawsoniana 2x10" Good Prone to root Viable disease 8 Port Orford Cedar, Chamaecyparis lawsoniana 2x10" Good Prone to root Viable disease 9 Port Orford Cedar, Chamaecyparis lawsoniana 3x6" Good Prone to root Viable disease 10 Northern Red Oak, Quercus coccinea 21" Good Viable 11 Northern Red Oak, Quercus coccinea 12" Good Viable 12 Scarlet Oak, Quercus rubra 17" Good Viable 13 Scarlet Oak, Quercus rubra 15" Good Viable 14 Northern Red Oak, Quercus coccinea 23" Good _ Viable Residential and Commercial Spraying• Fertilizing•Pruning•Landscape Installation •Landscape Maintenance •Consultation MEMBER: National Arborist Association • International Society of Arboriculture •Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635• Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com w U1limite6 Tree Protection Plan (REVISED 8/12/02) Follow the below listed instructions in order to provide the proper protection before, during and after construction. I. Before Construction: a. Identify the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. b. Check with local government agencies for tree protection ordinances. c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. e. Notify all other contractors that these trees are to be saved and protected. f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center. For every inch in diameter of the trunk (D.B.H.) allow 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) We need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30% of root on any one side. g. Identify any insect or disease problems that may require treatment. h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. i. Design landscape islands and planting areas large enough to accommodate trees at maturity. j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. k. Have an experienced Arborist review landscape plan. I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. m. Check for past and proposed grade and drainage changes, consider the effects. Residential and Commercial Spraying•Fertilizing• Pruning• Landscape Installation •Landscape Maintenance•Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635 • Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com n. Check trees for stability. o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. p. Minimize environmental changes. II. During Construction: a. Keep equipment off of the root system to avoid compaction. b. Keep equipment away from structure to prevent damage to trunk and limbs. c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. d. Provide means of temporary irrigation if the project runs through the summer. e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. g. Avoid trenching through the root systems, boring under them or hand digging can save roots. h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. III. After Construction: a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. b. Provide insect and disease control, fertilization and pruning as needed or adhere to long term protection plan if provided. c. Avoid direct irrigation spraying onto the trunk. d. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: It would be impossible to provide all of the above protection measures, however the more roots that can be saved and the least amount of surrounding environmental changes that we can prevent; the greater the chances of saving existing trees. Often it is best to replant with the right tree in the right place so it can grown in the new environment. Willowbrook Building F Impact Study March 18, 2003 Transportation: Access to the proposed building would be via SW Pacific Highway and SW Durham Road. The proposed development would add two additional parking stalls increasing the overall capacity by less than 1%. Bicycle lanes as they exist will not be impacted as the driveways that may cross them are existing. Storm Drainage: A lateral connecting to the public storm drainage system is present. The storm drainage volume from the site was accounted for in the original master planning of the site. The previous application and issued site development permit approved the similar storm drainage system. Sanitary Sewer: A lateral connecting to the public sanitary sewer is available to the site from earlier phases of work. A lateral is available to the building. Since the proposed finish floor elevation is higher than the surrounding existing grades, and the existing lateral meets minimum coverage, gravity sanitary sewer services will be provided. Water: The City of Tigard maintains a 12" cast iron waterline in the North lane of SW Durham Road. The water and sewer department has stated this line has adequate capacity to draw potable water service for the development. Fire: The building will be non-sprinkled and fire protection will be provided by existing hydrants a the intersections of SW Pacific Highway, SW Summerfield Drive and SW Durham Road. Parks: The nearest park facility to the site appears to be the 79-acre Cook Park,which provides numerous recreational activities including access to the Tualatin River. The proposed project is no expected to have any impact on the park. Noise Impacts: The proposed building is proposed to be a dental office which is very compatible with the surrounding residential and commercial neighborhood. The use created by this building would not be expected to generate any greater noise levels than the existing commercial businesses in the area. Schools: Public school service is provided by the Tigard-Tualatin School District No. 23J. The proposed project is not expected to have any impact on the school system. ti FAX 503 244 0417 MILDREN 1 SIGN GROUP PC 1J002 Libl u -- MAR 1 1 2003 9,', 1.1<_ LIEiI7 Zan\Vater Services {Bv ()lir commitment ts ctea�r. Pre-Screening Site Assessn ent Jurisdiction cc!-f(7 oE Date lUarcL, II ,24,o3 Map & Tax Lot (1UCri.1?h/ lot tt_2.4-0o Owner ac,4,44 F-, Site Address LU Con,ru c+.. Ng, Cob- - -f gig w/tx .L.,a,„ Contact ,&,. A 1'ECG Proposed Activity ■4.4.,,) S, 4)oo 5F Address /CoSn Sc a gcu{t,t44.d. Si c. (-to 1o.$j(4(cu5 Tica.r OR ? 9 21,3 r Phone So1 . 2„44. oSS2 Y N NA Y N NA PC I 1 n Sensitive Area Composite Map ❑ p( Stormwater Infrastruc ure maps Map# ZS/ O) QS# z-i677 Y6/8 Y N NA Y N NA k` Locally adopted studies or maps I K. n ❑ Other Specify Specify .1.o0o Q�• /�k,r� Based on a review of the above information and the requirements of Clean Water Se vices Design and Construction Standards Resolution and Order No. 00-7: Sensitive areas potentially exist on site or within 200' of the site. THE APPLIC ANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PRC,VIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist o i the site or within 200 feet on adjacent properties, a Natural Resources Assessment Rep )rt may also be required. LA Sensitive areas do not appear to exist on site or within 200' of the site. This p re- 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 REQUIRE D. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNI :CTION PERMIT. ❑ The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: 1343 "V on Ye via✓ a/ 42_000 4eriq,i pitero e ePre*P;a�j� Sehc-i% vr av 5 do n.�r apt7�gs' Io eicii, w:r�;.� moo 74•r /o le Tip"r 1-Ce Reviewed By: j Date: ,3 3/D j Returned to Applicant Mail X Fax 1 7ounter 155 N First Avenue, Suite 270 • Hillsboro, Oregon 97124 Date 3/13103 BV('n Phone: (503) 846-8621 • Fax: (503) 846-3525 www.cleanWaterServices.org 1 MIIlliD1 DE9(?I Gal,PC. .aRnie MO SW.9nvbot gone 127 T.d.Onion 91m 8692 • I On 2/1-0552 I 51 L g V Ll 14 OF Or / I / V Doug Fry . . • Building F' ' Mini Doom lie • Trrq Oregon • • O�t� See Title \ •• ..,• Enlarged Partial .. �> Site Plan \ . 0 \ le 41 41,.. r•. \\\ 1lev••• • In \ • 11)7 .• \ \ Dattilk Dee 12 February 200.1 Drawn tot Chocked* ® 91te Plsn TM 02631 Job Number 102211 r1771 sort of 5 f Site Development Review-February 2003 A1.2 5 Alk CITY OF TIGARD Community Development Shaping)4<Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 8/1/2003 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2003-00003 Type II Land Use Application FILE TITLE: WILLOWBROOK COMMERCIAL CENTER - "BUILDING F" APPLICANT: Mildren Design Group, P.C. OWNER: Doug Fry Attn: Betty Sheppeard 2423 Remington Court 7650 SW Beveland Street, Suite 120 West Linn, OR 97068 Tigard, OR 97223 REQUEST: The applicant is requesting approval to construct a 5,787 square foot commercial building within the Willowbrook Commercial Center. LOCATION: 11565 SW Durham Road; WCTM 2S110DC, Tax Lot 2400. 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. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.705, 18.725, 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: APRIL 4, 2003 DATE COMMENTS ARE DUE: APRIL 18, 2003 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM (�PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM El CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 29, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION Z VICINITY MAP ® LANDSCAPING PLAN Z IMPACT STUDY ® SITE PLAN ❑ WETLANDS REPORT ❑ TRAFFIC IMPACT STUDY Z NARRATIVE Z TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 2437 March 4, 2003 CITY OF TIGARD Mildren Design Group PC OREGON 7650 SW Beveland Street Tigard, OR 97223 RE: Notice of Incomplete Submittal/SDR2003-00003/Willowbrook BLD Dear Ms. Sheppeard: 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. 2. Submit CWS provider letter. 3. Submit construction cost estimate. The required cost estimate is needed to verify application fees. 4. Submit Impact Study. The impact study should address the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large. 5. Submit a notarized affidavit of mailing/posting of your neighborhood meeting notice. Your notice of mailing/posting of the neighborhood meeting is not notarized by a Notary Public of Oregon. 6. Submit a copy of the mailing list. You are required to provide a copy of your mailing list that was generated by the City of Tigard in order for Staff to verify addresses of the required envelopes. If the mailing list in more than 3 months old, you will be required to have a second list generated by the City. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, M'thew Scheidegge Assistant Planner \curpin\mathew\sdr\SDR2003-00003 acc c: SDR2003-00003 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 CITY OF T Aril 3, 2003 IGARD p OREGON Mildren Design Group, P.C. Attn: Betty Sheppeard 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 RE: Notice of Complete Application Submittal SDR2003-00003/Willowbrook Commercial Center Dear Ms. Sheppeard: 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 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, -Z-P-e70/4 Mathew Scheidegger Assistant Planner is\curpin\mathew\sdr\S DR2003-00003.acc.acc c: SDR2003-00003 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF T p? Tiffit, 11 .)ft k 0 F A 1111.1440 16)44010 NON-RESIDENTIAL FFEFFP MG D E D 3,3 -p S F Rte: mil_/'C�j1 APPLICANT: / ,� AGENT: .ir.,24 Phone: (5c5A Phone: (. £ PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: // $A) TAX MAP(S)/LOT #(S): .Z3/111111 - a'.1<it-)C- NECESSARY APPLICATIONS: $' �u,.�S ?„', w C5- R L c r) PROPOSAL DESCRIPTION: At � ,� o ,'7� �IS$4j COMPREHENSIVE PLAN MAP DESIGNATION: lceyaeQ �outrelc ZONING MAP DESIGNATION: C- 17='"0 CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Sey.,,,SE L ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. _67.),E) I MINIMUM LOT SIZE: -C-5- sq. ft. Average Min. lot width: 3-C7 ft. Max. building height: </y ft. Setbacks: Front z ft. Side )ft. Rear AZzEi.ft. Corner ft. from street. MAXIMUM SITE COVERAGE: 8 % Minimum landscaped or natural vegetation area: 15'%. , T 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-Residential Application/Planning Division Section LNARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. 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, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ,J ACCESS (Refer to Chapters 18.705 and 18.765] , Minimum number of accesses: i Minimum access width: 30 . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030] WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. SPECIAL SETBACKS (Refer to Code Chapter 18.7301 • STREETS: feet from the centerline of • LOWER INTENSITY ZONES: feet, along the site's boundary. FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half(1A) of the building's height; and ➢ The structure will not abut a residential zoned district. E 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 Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.705] STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. ❑ RECYCLING (Refer to Code Chapter 18.1551 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. ;l PARKING [Refer to Code Section 18.765.0401 ] REQUIRED parking for this type of use: 5, � � ��� X �? .-7 " /17 Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: 5 QcO ` i 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. HA NDIC APPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIR MENTS [Refer to Code Section 18.765.080] Every COMMERC AL 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-Residential Application/Planning Division Section • _ BICYCLE RACKS [Refer to Code Section 18.765) 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 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES [Refer to Code Section 18.775.080.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. [ 1 CLEANWATER SERVICES[CWS)BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA4 CORRIDOR PER SIDES • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres 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 >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 Application/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: 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. j' SIGNS (Refer to Code Chapter 18.1801 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 18.790.030.0.1 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 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. `r 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 Application/Planning Division Section ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. 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. n WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18.191.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ 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 Division 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 18.797.100) The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: • 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%. J ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) Y 18.780(Signs) l� 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) jC 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) x 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) 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) X 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) ' 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: • i ci u /. STv cY7 ar,o�I (4,-- 3 f-r - //. 4-,c47.4— /14.-,-c /. s/ - • a.�.�� '7` �v� / �z c,'ys 7 5 -, —f / _ A ��� !ter_ zte //) /. 1; __ Gl v scull) 4 ' FJ/'C Zfie Es s-"c�� �r� r L-L-�' )4.I/,�• rn_- - <� -t:�'i r rl C B>r t fil t rc� r �f 17 Q _cc-L' -cc e PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. _. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1)1 81/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Application/Planning Division Section • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard -7, A basic flow chart which illustrates the review process is available from thePlanning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staffprelative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLA J DIVISION - AFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first namej@ci.tigard.or.us TITLE18(an OF TIGARD'S COMMUNITY DEVELOPMENT (ODE)INTERNET ADDRESS: www.ci.tigard.or.us H:\patty\masters\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 Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.639.4171. Staff: �j �_..-4 Date: Dr/ 7 0Z 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: tE'_ 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 8'/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:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ • Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ • Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ • Other site features: • Rock outcroppings ❑ • Trees with >_ 6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ Locations of driveways on adjacent properties and across the street ❑ 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 appl cable) ❑ 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) Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ -y Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan -� Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ -=) Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan - Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings -> Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) • PRE-APPLICATION RECEIVED .44.- ! CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684727TIGARD =PLANNING/ENGINEERING GENERAL INFORMATION FOR STAFF USE ONLY Applicant: (JMVS/�f Address: 2q23 P....gforhi4-00 C-17 PhoneCSb3)341T-2.237 Case No.: City: W s- LINN Zip: g7o6S Receipt No.: tiRti_n ef-rr;f,+ 6o. ($I�t31 P44S;1 + Application Accepted By: Pg.. ^�w Contact Person: ) Phone:( -J 638+a`4I`F Date: ri/I(y+/Cr- Property Owner/Deed Holder(s): J DATE OF PRE-APP.: 1( a 3 ?00�- L.pc — ,, -42 L C- r t ;a ° TIME OF PRE-APP.: I d Addre': S 3S w I�Rhurh kA.Phone ) 4,20 '027 7 PRE APP. HELD WITH: City: - Zip: 97224 Rev.12/6/2000 is\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): U/.Ilks,MeJS REQUIRED SUBMITTAL ELEMENTS (Note: applications will no be accepted without the required submittal elements) Tax Map & Tax Lot#(s): + 25 110 aoZO IPre-Application Conf. Request Form Site Size: 2 COPIES EACH OF THE FOLLOWING: Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research Prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts drawn to scale. Also, show the location pre-application conference date/time to allow staff ample time to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either The Proposed Uses. gg Tuesday or Thursday mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of (f Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM 0 Filing Fee X00 QcQ jSm>' ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Pre-Apps (CD Meetings) July2002 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Tuesday, July 23, 2002 8:00 8:30 9:00 No preap here. BR in another Pre-app meeting. 9:30 10:00 Pre-app appt Eric Faas 503.454-2808 8725 sw commercial/SDR 10:30 11:00 Doug Fry, Brad Pihas 503.638.2414 11565 SW Durham Road/ SDR 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:35PM Tuesday,July 16, 2002 D4-tr„ : 7 / i6 /0 Tiztreo. 454 F40 DeAA op N �eL 1rv'i4' � P P .i.e poto( 44- 14- f brI(114v. - a 4. oh. -I44- 64A.rivejS C.$ (71A I 61; we'll 6L volori•H4f6 S F00 Ifrofiest 644-- WA "4 11 6.e-- 54ri4- Otte /V �}f 14141- pAxvicnalj .fit rrh i4i'.4l «fr.•I twv•o! -f jL c1+1,5 `T1- sue. ply 6.e,;, ►,41-ei ec444 u -14— " 4 •Led . e c6a. Ir cal,r. w,eg.. app ►1 c. ..4 gwvild (7.c cwp( i ziettly 2-Oo . IEc °\1Eo 0111 ur t tGARE lNC' P1_AW NGIENG1 Page 1 of 1 Jerree Gaynor - TIF From: Matt Scheidegger To: Jerree Gaynor Date: 6/9/03 12:37 PM Subject: TIF Hi Jerree!! Would you run a TIF for me for a 5,787 square foot dental office? a? 3 , 7q A S. / 3 . (,7 frP l s 57G 7 f .2 sr? 30 as- 7 -C StA 10 f d lxiks a -riser-- • p zoc, 3 file://C:\WINDOWS\TEMP\GW}00002.HTM 6/10/03