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SDR2003-00007
SDR2003 - 00007 JACOBSEN LAW OFFICE BUILDING NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00007 I'i CITY OF TIGARD JACOBSEN LAW OFFICE BUILDING Community Development Shaping A Better Community 120 DAYS = 11/11/2003 SECTION I. APPLICATION SUMMARY FILE NAME: JACOBSEN LAW OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00007 PROPOSAL: The applicant is requesting Site Development Review to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. APPLICANT: Mentrum Architecture, Inc. OWNER: Bernt Jacobsen 2858 NW Santanita Terrace 4248 Galewood Street Portland, OR 97210 Lake Oswego, OR 97035 LOCATION: 7565 SW Hemoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 1 OF 25 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 1 . Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half street improvements to Hermosa Way and Beveland Street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. (STAFF CONTACT: Shirley Treat, Engineering). 4. Additional right-of-way shall be dedicated to the Public along the frontage of Hermosa Way and Beveland Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Hermosa Way and Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Tigard Triangle local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Hermosa Way and Beveland Street in a safe manner, as approved by the Engineering Department 6. A profile of Hermosa Way and Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 2 OF 25 7. Prior to issuance of the site permit, the applicant shall submit the new impervious area calculations. If the new impervious surface area is greater than 1000 square feet a water quality facility will be required. If required, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 8. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 9. Prior to issuance of the site permit, the applicant's plan shall show revised on-site parking. The plan must provide for adequate maneuvering on-site, as no vehicles are allowed to back out onto the public street(s). 10. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. If the applicant is required to provide an on-site water quality facility because the new impervious surface area exceeds 1000 square feet then a water quality fee will not be required. 11 . Prior to issuance of the building permit, the applicant's engineer shall provide a post- development certification of adequate sight distance. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 12. Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Hermoso Way. 13. Prior to site work, the applicant shall submit a complete set of construction documents with the tree locations for the City Arborists review. Should additional trees need to be removed, mitigation shall be recalculated. 14. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 15. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 16. Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. 17. Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. 18. Prior to the issuance of building permits, the applicant licant shall submit a revised parking plan that demonstrates compliance with Tigard Development Code (TDC) Chapter 18.765. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 3 OF 25 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DX F" will be acceptable, and 3) the as- built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21. Prior to final building inspection, the applic�nt shall pay the City $1,260.0 to contribute towards the signalization of SW 72' and SW Dartmouth, and SW 68 and SW Dartmouth. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is a lot created by the Hermoso Park Subdivision, and was subsequently developed with a single-family residence. Staff conducted a search of City records for the subject property and found a remodel and sewer extension permit for the property. There are no other land use actions on file associated with the site. Vicinity Information: The subject site is located on the northwest corner of SW Hermoso Way and SW Beveland Street. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The subject site is surrounded by single-family homes and Lowes Hardware store. Many of the homes in this particular neighborhood are being converted for commercial use. Site Information and Proposal Description: The site is relatively flat and the home is vacant. The surrounding properties are characterized by commercial office developments, retail, and single-family homes located within the Mixed Use Employment zoning district. The applicant is proposing to convert an existing 1,808 square foot home into a Law Office with associated improvements. The entire site is 18,900 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subj ect site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written or verbal comments from any neighbors about this application. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to convert a 1,808 square foot single-family residence into an office building on a 18,900 square foot lot located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 4 OF 25 SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: Zoning Districts 18.5201 Commercial Zoning Districts Applicable Development Code Standards 18.b20 Tigard Triangle Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscapin and Screening 18.755 Mixed Solid JVaste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance 18.360 Specific SDR Approval Criteria 18.810 Street and Utility Improvement Standards 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: (See Table on the following page) NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 5 OF 25 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None 18,900 S.F. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 99.8 ft Minimum Setbacks - Front yard 0' min/10'max 30 ft -Side facing street on corner&through lots - 50 ft -Side yard 0/20 ft[1] 25 ft/50 ft -Side or rear yard abutting more restrictive zoning district - N/A - Rear yard 0/20 ft[1] 78 ft -Distance between front of garage& property line - - abutting a public or private street. Maximum Height 45 ft 30 ft Maximum Site Coverage [2] 85% 10.9% Maximum Floor Area Ratio 0.4 .09 Minimum Landscape Requirement 15% 89.1% [1)no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area As demonstrated in the narrative and the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 6 OF 25 Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located at the intersection of SW Hermoso Way and SW Beveland, and has frontage on both streets. SW Beveland is classified as a neighborhood route, and SW Hermoso Way is classified as a local street in the Transportation System Plan. SW Beveland Street is a neighborhood route and adjacent to the proposed site. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. At .43 acres, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Neither SW Hermoso Way nor SW Beveland Street is classified as a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is pre-existing. The applicant is not proposing to increase the size of this building. Therefore, the building location is non-conforming. However, as long as the building is not made more non-conforming, the code allows conversions in the Tigard Triangle to occur. This criterion is not applicable until the building is added onto. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The existing conditions plan indicates that a combination of landscaping and a concrete walk are already located between the building and the public streets. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 7 OF 25 Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans indicate an entrance along SW Hermoso Way. Although there is an existing sidewalk leading to the entrance, it is only 3 feet wide. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection between the entrance of the building and SW Hermoso Way. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed site has frontage on two streets, and the building is pre-existing. Since the building is oriented towards SW Hermoso Way, the applicant has proposed to utilize the existing driveway located on the side of the house. Therefore, the parking is located on the side of the house. The parking area is separated from SW Hermoso Way by an existing 5-foot landscaped buffer, and will be separated from Hermoso Way by an existing 30-foot landscape buffer. The applicant is required to modify the parking arrangement to provide two spaces towards SW Hermoso Way, however, even with the re-design; there will be adequate room to provide the L-1 landscape area along that right-of-way. The parking area will front 60 feet of the frontage along SW Beveland which is less than 50% of the street frontage. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the facade. Should any modifications be made, this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 8 OF 25 Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. The applicant has stated that there is a 2-foot change in the facade, and that it is contrasted by brick. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 2 entrances into the building. The applicant states in the narrative that the main entrance is protected with a four-foot roof overhang, and the second entrance has a deck over it to provide the necessary weather protection. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is constructed of lap wood siding and brick. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment to what is already pre- existing. A staff visit to the site was made and the only roof mounted equipment was a chimney and a few outlet pipes. This criterion is satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 9 OF 25 Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not provided details for a sign nor identified a location for a sign at this time. They indicated in the narrative that all signage would be applied for at a separate time. This standard is not applicable at this time. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Hermoso Way. Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 10 OF 25 Access, Egress and Circulation (18.705): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not indicated that sight distance can be met. The applicant's engineer shall provide a post-development certification of adequate sight distance. The applicant has indicated that vision clearance standards can be met. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is not located within the influence area of a collector or arterial intersection. The applicant's plan, however, shows parking spaces that do not function. The redesign of these spaces needs to be done to ensure that vehicles will not be backing out into the public right-of-way (ROW). Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Southwest Beveland Street is neither a collector nor an arterial, so this criterion does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On site pedestrian walkways are present between the building entrances and the street that provides access and egress. Walkways are connecting the developments within the right-of-way. This standard is satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot. This standard is inapplicable. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 11 OF 25 Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development is proposing access off of SW Beveland. That access is 30 feet wide with 24 feet of pavement. Therefore, this standard is met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicants plan indicates that the applicant will plant street trees along both right of ways spaced between 20 and 40 feet apart. The species are not determined at this time, but street trees will be required to be bonded for as part of the public street improvements. This criterion is satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding the subject property are zoned MUE, and developed as commercial office, or are in the process to be developed in that manner. According to Table 18.745.1 of the Tigard Development Code, no buffering is required except where the parking lot fronts a public street. This buffering is discussed in the following section. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As shown on the submitted plans, the parking that is visible from SW Beveland Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 12 OF 25 Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan and narrative indicate that the trash enclosure will be stored in the existing garage. This criterion is satisfied. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is proposed to be located within the existing garage. The proposed refuse container will not occupy any required parking stalls and screening is discussed previously in this decision. This criterion is satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 13 OF 25 FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is located directly adjacent to the building. This criterion is satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. This criterion is inapplicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space. This criterion is inapplicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15°/0 of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 14 OF 25 Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot contains a total of 5 parking spaces. Therefore, this criterion is not applicable. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 5 parking spaces, therefore, one (1) van accessible ADA handicap space is required. The applicant's plans show an ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the arking spaces will be clearly marked with striping. However, the traffic flow is uncertain, and the parking lot layout will be required to be amended. These items are discussed further in this decision. If the applicant meets the conditions that are imposed at the end of this section, this criterion can be satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 15 OF 25 Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has stated in the narrative that a four-inch wheel stop will be provided at the front of the stall. This criterion is not satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8.5 feet wide, and 18 feet deep. The narrative states that they will be 8.5 feet wide and 18.5 feet deep. The access aisle will be 24 feet wide. The applicants proposal requires a minimum of 5 spaces. The applicant indicates that there will be 4 standard spaces and 1 van accessible space. The standard spaces fail to meet the depth requirement for a standard space. This standard is not satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. Wien 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. The site plan indicates 2-bicycle parking spaces within the existing garage. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide 2 bicycle spaces. This standard is satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The proposal is for a 1,808 square foot office building. The applicants proposal requires a minimum of 5 spaces. The applicant indicates that there will be 4 standard spaces and 1 van accessible space. This criterion is 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 building is not greater than 10,000 square feet; therefore, the applicant is not required to provide a loading space. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 16 OF 25 FINDING: Based on the analysis above, and the contradictions between the plans and narrative, the off-street parking and loading standards have not been satisfied; however, the property is large enough that the applicant can meet the requirements if the parking area is expanded. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with TDC Chapter 18/65. Siqns (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.79 .030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a tree plan from David Hunter, Consulting Arborist for trees on the site. The report states that there are three trees on site over six inches in diameter at DBH, but only one over 12 inches. The arborist and applicant are proposing to remove one dying six-inch tree and retain the other two. The arborist recommends protection measures necessary to ensure the viability of the trees during construction. Since there are no trees over 12 inches being removed to accommodate this development, there is no mitigation requirement. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. However, the revised parking plan may affect the ability to protect the trees that are proposed for preservation. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: • The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. • Prior to site work, the applicant shall submit a complete set of construction documents with the tree locations for the City Arborists review. Should additional trees need to be removed, mitigation shall be recalculated. • The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 17 OF 25 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. The site is relatively flat with no trees or slopes associated with the site. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 18 OF 25 E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are indicated on the applicant's plans. The Tigard Police have reviewed the proposal and indicated that they have no concerns or objections to the project. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street and SW Hermoso Way. There are no Tri-met transit routes on SW Beveland or SW Hermoso Way. The nearest Tri-met facility is on SW Hampton Street, which is over 1/4 mile away. Tn-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, this standard is satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermosa Way and SW Beveland Street, which are classified as Local Service Streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW along Beveland Street and 50 feet of ROW along Hermosa Way, according to the most recent tax assessor's map. The applicant must dedicate additional ROW such that both streets have 30 foot of ROW from centerline. SW Hermosa Way and SW Beveland are currently paved. In order to mitigate the impact from this development, the applicant must construct half street improvements to the Tigard Triangle Design Standards. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant has indicated on the plans that a 6 foot sidewalk and planter strip will be constructed along the frontage of SW Hermosa Way and SW Beveland Street. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 19 OF 25 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no identified bikeways on the Transportation Systems Plan adjacent to this proposal. This criterion is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. This criterion is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. As was stated previously, this criterion is not applicable. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch sanitary sewer line in both Hermosa Way and Beveland Street. The applicant has indicated that a new 4-inch private sewer lateral was recently installed to serve this property. No additional sewer connection is needed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 20 OF 25 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows that they will convey the onsite stormwater into the public storm line in SW Beveland Street. The new impervious surface area is 832 square feet and, therefore, detention is not required. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication lightin 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. There are no overhead utilities that would serve this property. This criterion is inapplicable. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant's traffic engineer, Lancaster Engineering, submitted a traffic impact report, dated July 1, 2003 to address the project impacts to the following critical intersections: 72n Avenue/Dartmouth Street, and 68 Parkway/Dartmouth Street. The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72" Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68' Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 21 OF 25 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that tt is project will generate approximately one PM peak hour trip to the intersection of SW 72n Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $727.27. Likewise, the Lancaster report shows tat the project will generate approximately one PM peak hour trip at the intersection of SW 68 h Avenue/SW Dartmouth Street. The expected TEV is approximately 2,660 vehicles. The impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $533.33. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site lies within the Tualatin Valley Water District service area. It appears the applicant will be able to utilize the existing water service to the site. No additional public water line work is necessary. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the new impervious surface area is less than 1000 square feet, therefore water quality is not required. However, the revisions required to the onsite parking may increase the impervious surface area to greater than 1000 square feet. If the new impervious surface area exceeds 1000 square feet a water quality facility will be required. These revisions will be required prior to issuance of the site permit. If water quality is required, due to new impervious area exceeding 1000 square feet, the following applies: To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 22 OF 25 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division will review a grading and erosion control plan as a part of the Site Permit process. The site is less than one acre, so an NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of Site Permit. For this project, the addressing fee will be $30.00 (1 lots and/or tracts X $30/address = $30.00). E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $4,541 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 $14,190 ($4,541 divided by .32) The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $9,679. The Tigard Development Code requires that all new developments have access to streets that meet City of Tigard standards. For this reason, the applicant has proposed to make half street improvements along 130 feet of frontage of SW Beveland Street, and 100 feet of frontage of SW Hermoso Way. The applicant will also be conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is $1,260.60 NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 23 OF 25 Total impacts $14,190 Less TIF $4,451 Less signalization fee $1,260.60 Total Unimitigated impacts $8,478.40 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and has no objections to it. All work shall be coordinated with the building department for building conversion. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and has no objections to it. SECTION IX. AGENCY COMMENTS Clean Water Services has reviewed the proposal but offered no comments Tualatin Valley Fire and Rescue has reviewed the proposal and stated that there are no concerns or objections with the project. Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-Met, and Qwest have all reviewed the proposal, but did not offer any comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 2, 2003 AND BECOMES EFFECTIVE ON SEPTEMBER 17, 2003 UNLESS AN APPEAL IS FILED. A�eaal: 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. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 24 OF 25 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 16 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. 411./ ;Y Se tember 2, 2003 PRE • = D Y: rad Kilby/ DATE Associate Planner I f a Al 9 September 2, 2003 APPRO D BY: 'ichard Bewers.oV DATE Planning Man.•er NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 25 OF 25 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM 1110 _ VICINITY MAP vARrMov ry SDR2003-00007 JACOBSEN N PL LAW OFFICE 1 IIIIMmmril ( A VSFER- NER MO SO .1 _ �_ - 4 all ., r Awk,ri 4�eIAA f+tt f r .47 BEV E ND r_BE �A{pRD-"AI ', Tigard Area Map v \ ,_ ._.n. .. .„ I-a- 1 o N Z N GONZAG/ 0 100 200 --3- 00 400 500 Feet I P=394 feet AI, _.4,1,,,,iii). City of Tigard Information on this map Is for general location only and should be verified with the Development Services Division. ` \ 13125 SW Hall Blvd \J Tigard,OR 97223 (503)6394171 http.//ww`v cl.figard.or us Community Development Plot date:Jul 18,2003;C:\magic\MAGIC03.APR t,° am-,_44 e-.4: rt1 S-1-. i - MAO GARP e- ` Z i 0 ii Reletsr ' PPS y OW. CO 4,44 flyie, s CI 4 • . 1 p 't. -'� - - . . :Q.. . lMf?Vf Z � lS Z . l ! lu9 l � t1e,j .,, a Z�llGr 1 < c4iftP i(� 4 ' IA 1166. ,-Nk.,„,:., ,,k, .. ..---.. , . i CL .14:r ,i \:' \s:s. ti , it v' a ® ' •.' lT� G c"i1!fia&�4tk' r P 0 re 44 �{r ., p ,.. ..to 'f Al M14 i .7. ' [r{M r `�1 V Ail viiiivirto 4--- ,AsF. —- Li.a O .... \<� ems.` i ,, ,.._.._ 5f .,y f rte' — k7,1 i ht'�'� !--tAkje. .1,-1:45fsb-r -- -1 - 0 ..„,. ,..,„; HPfkfri, 5,0 WAY YvItrrti- "Lc" .1,.-I 0. ..?fit i. 0 I .L ,1'1'.. _... .. .. L 1 CITY OF TIGARD 'r SDR2003-00007 SITE PLAIN JACOBSEN LAW OFFICE (Map is not to scale) N NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00007 CITY OF TIGARD rt JACOBSEN LAW OFFICE BUILDING Community(DeveCopment Shaping A Better Community 120 DAYS = 11/11/2003 SECTION I. APPLICATION SUMMARY FILE NAME: JACOBSEN LAW OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00007 PROPOSAL: The applicant is requesting Site Development Review to remodel an existing 1 ,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. APPLICANT: Mentrum Architecture, Inc. OWNER: Bernt Jacobsen 2858 NW Santanita Terrace 4248 Galewood Street Portland, OR 97210 Lake Oswego, OR 97035 LOCATION: 7565 SW Hemoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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 SEPTEMBER 2, 2003 AND BECOMES EFFECTIVE ON SEPTEMBER 17, 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 SEPTEMBER 16, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. � VICINITY MAP w • 11111 im SDR2003.00007 NM JACOBSEN • FIIIIIIIILI 11! • LAW OFFICE -\12. / MI 11111111111Wit AI Ail.4.-,Tif !lir 4 �� 6�71 i •N ' MI City of Tig.,d AL wet-1—� 11a le--"" c.4H Z 0 'r rfy te U neW�ca�N-4.. 6 0 `Iy. rtrlws 0 K..,IhfCRViGtF/ F 4' Z 7. "or.rpu..+ c SS hi 7 "b , 6 F 24,..... u.uw.ff Z _ V �,.�, u�•uwn(apM�rN r�w� Q z GKO 1 — sue.:. W,..V"!�\�ia�• wrtb w.W io'•1' —J Dqd rL ,\.. mxu 0 s-rig‘U cc ta.F 0'IL 41.ape ?*l ofY ['J; d Fuv---' 2 Pf+n.r/ r p�.' 0 --...-1-1 Pr„, , 4' 11 .-,, 0 arpnwc _II >- srsr TM.,,,,,c % I- le,' ��arE, ie>I'f U �„ +G=onreur,}r � -- nw—H[�1- LiAi A.f ri r,1-\ wRD '_.F.:-.Y--t" 5;15' •H�:(L ' O v./Ay ?Ayr& I..' VVJJ fn9TM 20• CITY OF TIGARD t 3DR2003-00007 seXTM PL.AP.1 N JACOBSEN LAW OFFICE (Map Is not to scale) _ NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community(Development Shaping (Better Community DATE OF NOTICE: July 18, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00007 Type II Land Use Application FILE NAME: JACOBSEN LAW OFFICE PROPOSAL: The applicant is requesting Site Development Review approval to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. 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 AUGUST 1, 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or Brad by e-mail to bradley(aci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 5, 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." MCITYof TIGARD ipi* 1111, ..o........o....o � VICINITY MAP s i 4..41 ilicr_., SDR2003-00007 � JACOBSEN MI LAW OFFICE r -52,.,. 11 1 ili III, ,,, Maw IN ,,,„„. • 0 _ ,„, ii Jo. • ripL IIM illtipaujigivi lillialiZil 1111 -- !it!! r -.r . /44,,, i VIII2 0°. liti ,...,.. 1110 . . ,. City Wgard El1303.1.844 ■ REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 8126/03 TO: Brad Kilby, Associate Planner FROM: Kim McMillan, Development Review Engineer���?`-"' I RE: SDR2003-00007 Jacobsen Office Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not indicated that sight distance can be met. The applicant's engineer shall provide a post-development certification of adequate sight distance. The applicant has indicated that vision clearance standards can be met. The applicant has not provided a traffic impact report prepared by a traffic engineer indicating the p.m. trip contribution to the intersections at 72nd/Dartmouth and 68t /Dartmouth. The applicant did indicate that this development will generate 12 trips per day. The applicant must submit the required traffic impact report prior to final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 1 The proposed driveway is not located within the influence area of a collector or arterial intersection. The applicant's plan, however, shows parking spaces that do not function. The redesign of these spaces needs to be done to ensure that vehicles will not be backing out into the public ROW. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. SW Beveland Avenue is neither a collector nor an arterial, so this criterion does not apply. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local service street to have a 60 foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermosa Way and SW Beveland Avenue, which are classified as Local Service Streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW along Beveland Avenue and 50 feet of ROW along Hermosa Way, according to the most recent tax assessor's map. The applicant should dedicate additional ROW such that both streets have 30 foot of ROW from centerline. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 2 SW Hermosa Way and SW Beveland are currently paved. In order to mitigate the impact from this development, the applicant should construct half street improvements to the Tigard Triangle Design Standards. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has indicated on the plans that a 6 foot sidewalk and planter strip will be constructed along the frontage of SW Hermosa Way and SW Beveland Avenue. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 3 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8" sanitary sewer line in both Hermosa Way and Beveland Avenue. The applicant has indicated that a new 4" private sewer lateral was recently installed to serve this property. No additional sewer connection is needed. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 4 The applicant's plan shows that they will convey the onsite stormwater into the public storm line in SW Beveland Avenue. The new impervious surface area is 832 square feet and therefore detention is not required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Beveland Avenue and SW Hermosa Way are not classified as bicycle facilities. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant has indicated that the traffic impact from this development will be based on 4 employees and customers for a total of 12 trips per day. The applicant has not addressed the p.m. peak trips at the two key intersections in the Tigard Triangle: SW 72nd Avenue/SW Dartmouth Street SW 68th Parkway/SW Dartmouth Street The applicant shall submit a traffic impact report, prepared by a licensed traffic engineer, showing the traffic impact on these intersections as a result of the proposed development. Public Water System: This site lies within the Tualatin Valley Water District service area. It appears the applicant will be able to utilize the existing water service to the site. No additional public water line work is necessary. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 5 frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the new impervious surface area is less than 1000 square feet, therefore water quality is not required. However, the revisions required to the onsite parking may increase the impervious surface area to greater than 1000 square feet. If the new impervious surface area exceeds 1000 square feet a water quality facility will be required. These revisions will be required prior to issuance of the site permit. If water quality is required, due to new impervious area exceeding 1000 square feet, the following applies: To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 6 The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division will review a grading and erosion control plan as a part of the Site Permit process. The site is less than one acre, so an NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of Site Permit. For this project, the addressing fee will be $30.00 (1 lots and/or tracts X $30/address = $30.00). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half street improvements to Hermosa Way and Beveland Avenue and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 7 for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. (STAFF CONTACT: Shirley Treat, Engineering). Additional right-of-way shall be dedicated to the Public along the frontage of Hermosa Way and Beveland Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Hermosa Way and Beveland Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Tigard Triangle local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Hermosa Way and Beveland Avenue in a safe manner, as approved by the Engineering Department. A profile of Hermosa Way and Beveland Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Prior to issuance of the site permit, the applicant shall submit the new impervious area calculations. If the new impervious surface area is greater than 1000 square feet a water quality facility will be required. If required, the applicant shall provide an on-site water quality facility as required by Clean ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 8 • Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." Prior to issuance of the site permit, the applicant's plan shall show revised on-site parking. The plan must provide for adequate maneuvering on-site, as no vehicles are allowed to back out onto the public street(s). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. If the applicant is required to provide an on-site water quality facility because the new impervious surface area exceeds 1000 square feet then a water quality fee will not be required. Prior to issuance of the building permit, the applicant's engineer shall provide a post-development certification of adequate sight distance. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF"will be ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 9 acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to a final building inspection, the applicant shall provide a traffic impact report, prepared by a licensed traffic engineer, indicating the pm trip contribution to the intersections at 68th/Dartmouth and 72nd/Dartmouth. ENGINEERING COMMENTS SDR2003-00007 JACOBSEN OFFICE PAGE 10 TwAR i UALATIN VALLEY FIRE & RESCUt • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue July 30, 2003 Brad Kilby, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Jacobsen Law Offices Dear Brad, I have reviewed the submittal for the above named project and find no conflicts with our interest. Please contact me at(503) 612-7010 with any additional questions. Sincerely, Eric T . McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel. (503)612-7000•Fax(503)612-7003•www.tvfr.com / '3-1i MP DATE: Q/q i/O2 PLANS CHECK NO. PROJECT TITLE 7 COUNTYWIDE .acal75w Low O iw TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $253.00 BUSINESS AND COMMERCIAL OFFICE $ 233.00 INDUSTRIAL $244.00 INSTITUTIONAL $ 105.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LANDisivipAAGORY DnP II IOt,F4U_SE REPKRD TE/f/ ;( I WEEKEND r/,RIP RATE BASIS. Con die-‘,1„.1. I gooS S T. DTI L(- CALCULATIONS: 'fig= T&sFxT, Irr.Lkx trer ,r'P WT."? Rik. = (I.go'x i6.3t) — iv = 19.L(9 1If = 19•419x 2.33 ct,SyI PROJECT T,IFF GENERATION: FEE: y 941 FOR ACCOI5NTING PURPOSES ONLY ADDITIONAL NOTES: In frq cte isvfar x114. fa"Li rts(LA c . ROAD AMT.: Li go TRANSIT AMT: - PRE Y: V _ REQUEST FOR COMMENTS CITY OFTIOARD Community(Development Shaping Better Community DATE: July 18,2003 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilhy,Associate Planner(x2437) Phone: (5031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW ISDRI 2003-00001 JACOBSEN LAW OFFICE REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1 ,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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: AUGUST 1, 2003. You may use the space provided below or attach a separate letter to return your comments. Ifyoou 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: 4110 -- v 0 /. c3 r?r S -- 7 a2/3 o� /S# ,. -- laps 4=W 3"y /44,,7 4f4, 4oi- Caokr K E d U l R ob• -- 71E-tleg f Et-f t O// 4 (A I E L WEI- Name & Number of Person Commenting: • REQUEST FOR COMMENTS CITY OFTIGARD Community cDeve(opment Shaping Better Community RECEIVED PLANNING DATE: luly 18,2003 JUL 2 4 2003 TO: Brian Blalock,Commercial Plans Examiner CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilhy,Associate Planner(x2431) Phone: (503)639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SORT 2003-00001 JACOBSEN LAW OFFICE REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1 ,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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: AUGUST 1, 2003. You may use the space provided below or attach a separate letter to return your comments. If�ou 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: j3/ N 8LAt° C K._ 2 / Z C REQUEST FOR COMMENTS C.O HOARD Community Development Shaping A Better Community DATE: July 18,2003 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24311 Phone: [5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00001 JACOBSEN LAW OFFICE REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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: AUGUST 1, 2003. You may use the space provided below or attach a separate letter to return your comments. If youare 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: J 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: d \An* *1510o , Alk REQUEST FOR COMMENTS CITY 01FIGARD Community'Development Shaping Better Community DATE: luly 18,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24311 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2003-00007 ➢ JACOBSEN LAW OFFICE REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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: AUGUST 1, 2003. You may use the space provided below or attach a separate letter to return your comments. If�ou 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: A - CITY - TIGARD REQUEST FOR COt 'NTS 0 NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: ' 'O' -1003 - ()OC)°r4 FILE NAME: (... ,L5E t--f ()Cc,(.:..-e.... CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central Nast E ❑South OWest OProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr -OMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. 'OLICE DEPT./Jim Wolf,Crime Prevention Officer _j.. UILDING DIVISION/Gary Lampella,Building Official NGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer WATER DEPT./Dennis Koellermeier,Operations Mgr. ITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager ,(PUBLIC WORKS/Matt Stine,Urban Forester PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! C.D./Sherman Casper,Permit Coord.(SDwcuP re.TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*�TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* LEANWATER 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 * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Pnwedines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Brent Curtis tcpA) Lake Oswego,OR 97034 Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(IGA,uRe) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator Phil Healy(IGAJuRB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps) 1900 SW 4'5 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(CPNZCA)MS t. Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zcA)MS is Doria Mateja(zCA)Ms 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit 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 RJR(Burlington Northern/Santa Fe RJR Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE RI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann of Project is Within'/.Mlle 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 • B verton,OR 97006-4886 �' Portland,OR 97232 / PORTLAND GENERAL ELECTRIC W NATURAL GAS COMPANY VERIZON QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _AT&T CABLE Tore'eof Ha.otssw) 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). h:\patty\masters\Request For Comments Notification List 2.doc (Revised: 3/25/03) MAILING RECORDS AFFIDAVIT OF MAILING CITY OF TIGARD Community/Development ShapingA(Better Community I, <PatriciaL. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-00001/JACOBSEN LAW OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on September 2,2003, and deposited in the United States Mail on September 2,2003, postage prepaid. / / ` / �� . ...4.... ' 11.11.%11111 allgir -fas r Ai ir (Person that 'repared Notice) STAr1eE. OE okEGoN ) County of'Was Washington )ss. City of Tigard ) Subscribed and sworn/affi ed before me on the / day of A/40t/(/ / , 2003. O ';,j OFFICIAL SEAL O J BENGTSON () NOTARY PUBLIC-OREGON ( 4 COMMISSION NO.368086 i •I MY COMMISSION EXPIRES APR.27,2007 ) 4r' / `�`�`y`�`r`~�~~~~�~1��~ NOTA Y 0 BLIC Of ► 'EGON . My Commission Expires: ,?-7/o 7 • EXHIBIT NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00007 ' I'i CITY OF TIGARD JACOBSEN LAW OFFICE BUILDING CommunitycDeve(opment Shaping A Better Community 120 DAYS = 11/11/2003 SECTION I. APPLICATION SUMMARY FILE NAME: JACOBSEN LAW OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00007 PROPOSAL: The applicant is requesting Site Development Review to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. APPLICANT: Mentrum Architecture, Inc. OWNER: Bernt Jacobsen 2858 NW Santanita Terrace 4248 Galewood Street Portland, OR 97210 Lake Oswego, OR 97035 LOCATION: 7565 SW Hemoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 1 OF 25 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 1 . Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half street improvements to Hermosa Way and Beveland Street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. (STAFF CONTACT: Shirley Treat, Engineering). 4. Additional right-of-way shall be dedicated to the Public along the frontage of Hermosa Way and Beveland Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Hermosa Way and Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Tigard Triangle local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Hermosa Way and Beveland Street in a safe manner, as approved by the Engineering Department 6. A profile of Hermosa Way and Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 2 OF 25 7. Prior to issuance of the site permit, the applicant shall submit the new impervious area calculations. If the new impervious surface area is greater than 1000 square feet a water quality facility will be required. If required, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 8. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 9. Prior to issuance of the site permit, the applicant's plan shall show revised on-site parking. The plan must provide for adequate maneuvering on-site, as no vehicles are allowed to back out onto the public street(s). 10. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. If the applicant is required to provide an on-site water quality facility because the new impervious surface area exceeds 1000 square feet then a water quality fee will not be required. 11 . Prior to issuance of the building permit, the applicant's engineer shall provide a post- development certification of adequate sight distance. Submit to the Planning Division (Brad Kilby, 503-639-4171, ext. 2434) for review and approval: 12. Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Hermoso Way. 13. Prior to site work, the applicant shall submit a complete set of construction documents with the tree locations for the City Arborists review. Should additional trees need to be removed, mitigation shall be recalculated. 14. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 15. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 16. Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. 17. Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. 18. Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with Tigard Development Code (TDC) Chapter 18.765. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 3 OF 25 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as- built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21. Prior to final building inspection, the applirc�nt shall pay the City $1,260.0 to contribute towards the signalization of SW 72 and SW Dartmouth, and SW 68 and SW Dartmouth. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is a lot created by the Hermoso Park Subdivision, and was subsequently developed with a single-family residence. Staff conducted a search of City records for the subject property and found a remodel and sewer extension permit for the property. There are no other land use actions on file associated with the site. Vicinity Information: The subject site is located on the northwest corner of SW Hermoso Way and SW Beveland Street. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The subject site is surrounded by single-family homes and Lowes Hardware store. Many of the homes in this particular neighborhood are being converted for commercial use. Site Information and Proposal Description: The site is relatively flat and the home is vacant. The surrounding properties are characterized by commercial office developments, retail, and single-family homes located within the Mixed Use Employment zoning district. The applicant is proposing to convert an existing 1,808 square foot home into a Law Office with associated improvements. The entire site is 18,900 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subj ect site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has not received any written or verbal comments from any neighbors about this application. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval to convert a 1,808 square foot single-family residence into an office building on a 18,900 square foot lot located within the Tigard Triangle. This use is classified in Code Chapter 18.130 (Use Classifications) as Office. The site is located within the MUE, Mixed Use Employment zoning district. Table 18.520.1 lists office uses as a permitted use in the MUE zone. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 4 OF 25 SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Site Development Review, which is reviewed as a Type II-staff decision. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: Zoning Districts 18.520-Commercial Zoning Districts Applicable Development Code Standards 18.620 Tigard Triangle Design Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping a nd Screening 18.755 Mixed SolidVVaste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance 18.360 Specific SDR Approval Criteria 18.810 Street and Utility Improvement Standards 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: (See Table on the following page) NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 5 OF 25 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None 18,900 S.F. - Detached unit - Boarding, lodging, rooming house Minimum Lot Width 50 ft 99.8 ft Minimum Setbacks - Front yard 0' min/10' max 30 ft -Side facing street on corner&through lots - 50 ft -Side yard 0/20 ft[1] 25 ft/50 ft -Side or rear yard abutting more restrictive zoning district - N/A - Rear yard 0/20 ft[1] 78 ft - Distance between front of garage & property line - - abutting a public or private street. Maximum Height 45 ft 30 ft Maximum Site Coverage [2] 85% 10.9% Maximum Floor Area Ratio 0.4 _ .09 _ Minimum Landscape Requirement 15% 89.1% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area As demonstrated in the narrative and the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 6 OF 25 Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal is located at the intersection of SW Hermoso Way and SW Beveland, and has frontage on both streets. SW Beveland is classified as a neighborhood route, and SW Hermoso Way is classified as a local street in the Transportation System Plan. SW Beveland Street is a neighborhood route and adjacent to the proposed site. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. At .43 acres, the subject site is less than an acre, and the applicant has not indicated that the project will be phased. Therefore, this criterion is inapplicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Neither SW Hermoso Way nor SW Beveland Street is classified as a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is pre-existing. The applicant is not proposing to increase the size of this building. Therefore, the building location is non-conforming. However, as long as the building is not made more non-conforming, the code allows conversions in the Tigard Triangle to occur. This criterion is not applicable until the building is added onto. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The existing conditions plan indicates that a combination of landscaping and a concrete walk are already located between the building and the public streets. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 7 OF 25 Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans indicate an entrance along SW Hermoso Way. Although there is an existing sidewalk leading to the entrance, it is only 3 feet wide. This criterion is not fully met. FINDING: The applicant's plans do not provide a sufficient walkway connection between the entrance of the building and SW Hermoso Way. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed site has frontage on two streets, and the building is pre-existing. Since the building is oriented towards SW Hermoso Way, the applicant has proposed to utilize the existing driveway located on the side of the house. Therefore, the parking is located on the side of the house. The parking area is separated from SW Hermoso VVay by an existing 5-foot landscaped buffer, and will be separated from Hermoso Way by an existing 30-foot landscape buffer. The applicant is required to modify the parking arrangement to provide two spaces towards SW Hermoso Way, however, even with the re-design; there will be adequate room to provide the L-1 landscape area along that right-of-way. The parking area will front 60 feet of the frontage along SW Beveland which is less than 50% of the street frontage. This criterion is satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the façade. Should any modifications be made, this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 8 OF 25 Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. The applicant has stated that there is a 2-foot change in the façade, and that it is contrasted by brick. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 2 entrances into the building. The applicant states in the narrative that the main entrance is protected with a four-foot roof overhang, and the second entrance has a deck over it to provide the necessary weather protection. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is constructed of lap wood siding and brick. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment to what is already pre- existing. A staff visit to the site was made and the only roof mounted equipment was a chimney and a few outlet pipes. This criterion is satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 9 OF 25 Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not provided details for a sign nor identified a location for a sign at this time. They indicated in the narrative that all signage would be applied for at a separate time. This standard is not applicable at this time. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Prior to any site work, the applicant shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Hermoso Way. Prior to constructing any signs, the applicant shall attain a sign permit from the City of Tigard. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 10 OF 25 Access, Egress and Circulation (18.705): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not indicated that sight distance can be met. The applicant's engineer shall provide a post-development certification of adequate sight distance. The applicant has indicated that vision clearance standards can be met. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is not located within the influence area of a collector or arterial intersection. The applicant's plan, however, shows parking spaces that do not function. The redesign of these spaces needs to be done to ensure that vehicles will not be backing out into the public right-of-way (ROW). Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Southwest Beveland Street is neither a collector nor an arterial, so this criterion does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; On site pedestrian walkways are present between the building entrances and the street that provides access and egress. Walkways are connecting the developments within the right-of-way. This standard is satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot. This standard is inapplicable. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 11 OF 25 Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development is proposing access off of SW Beveland. That access is 30 feet wide with 24 feet of pavement. Therefore, this standard is met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicants plan indicates that the applicant will plant street trees along both right of ways spaced between 20 and 40 feet apart. The species are not determined at this time, but street trees will be required to be bonded for as part of the public street improvements. This criterion is satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding the subject property are zoned MUE, and developed as commercial office, or are in the process to be developed in that manner. According to Table 18.745.1 of the Tigard Development Code, no buffering is required except where the parking lot fronts a public street. This buffering is discussed in the following section. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As shown on the submitted plans, the parking that is visible from SW Beveland Street is proposed to have a buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. This criterion is satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 12 OF 25 Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan and narrative indicate that the trash enclosure will be stored in the existing garage. This criterion is satisfied. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is proposed to be located within the existing garage. The proposed refuse container will not occupy any required parking stalls and screening is discussed previously in this decision. This criterion is satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 13 OF 25 FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit verification from the franchise waste hauler indicating that the proposed location and method meets their requirements. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project is located directly adjacent to the building. This criterion is satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. This criterion is inapplicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space. This criterion is inapplicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 14 OF 25 Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot contains a total of 5 parking spaces. Therefore, this criterion is not applicable. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 5 parking spaces, therefore, one (1) van accessible ADA handicap space is required. The applicant's plans show an ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop-off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. However, the traffic flow is uncertain, and the parking lot layout will be required to be amended. These items are discussed further in this decision. If the applicant meets the conditions that are imposed at the end of this section, this criterion can be satisfied. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 15 OF 25 Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel sto at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has stated in the narrative that a four-inch wheel stop will be provided at the front of the stall. This criterion is not satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8.5 feet wide, and 18 feet deep. The narrative states that they will be 8.5 feet wide and 18.5 feet deep. The access aisle will be 24 feet wide. The applicants proposal requires a minimum of 5 spaces. The applicant indicates that there will be 4 standard spaces and 1 van accessible space. The standard spaces fail to meet the depth requirement for a standard space. This standard is not satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. Wien 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. The site plan indicates 2-bicycle parking spaces within the existing garage. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1 ,000 square feet. Therefore, the proposed building will be required to provide 2 bicycle spaces. This standard is satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The proposal is for a 1 ,808 square foot office building. The applicants proposal requires a minimum of 5 spaces. The applicant indicates that there will be 4 standard spaces and 1 van accessible space. This criterion is 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 building is not greater than 10,000 square feet; therefore, the applicant is not required to provide a loading space. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 16 OF 25 FINDING: Based on the analysis above, and the contradictions between the plans and narrative, the off-street parking and loading standards have not been satisfied; however, the property is large enough that the applicant can meet the requirements if the parking area is expanded. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised parking plan that demonstrates compliance with TDC Chapter 18.765. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians, and the application has been conditioned earlier in this decision to attain a sign permit prior to erecting any signs on site. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal 18.790): Section 18.79 .030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a tree plan from David Hunter, Consulting Arborist for trees on the site. The report states that there are three trees on site over six inches in diameter at DBH, but only one over 12 inches. The arborist and applicant are proposing to remove one dying six-inch tree and retain the other two. The arborist recommends protection measures necessary to ensure the viability of the trees during construction. Since there are no trees over 12 inches being removed to accommodate this development, there is no mitigation requirement. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. However, the revised parking plan may affect the ability to protect the trees that are proposed for preservation. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: • The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. • Prior to site work, the applicant shall submit a complete set of construction documents with the tree locations for the City Arborists review. Should additional trees need to be removed, mitigation shall be recalculated. • The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 17 OF 25 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained as required. The plans do not indicate any encroachments to the clear vision areas. This criterion is satisfied. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (P(Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 rovision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no natural features to speak of on site. The site is relatively flat with no trees or slopes associated with the site. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 18 OF 25 E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are indicated on the applicant's plans. The Tigard Police have reviewed the proposal and indicated that they have no concerns or objections to the project. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street and SW Hermoso Way. There are no Tri-met transit routes on SW Beveland or SW Hermoso Way. The nearest Tri-met facility is on SW Hampton Street, which is over 1/4 mile away. Tn-met did not respond to a request for comments, and it does not appear that any facilities would be needed for this proposal. FINDING: Based on the analysis above, this standard is satisfied. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: • Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermosa Way and SW Beveland Street, which are classified as Local Service Streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW along Beveland Street and 50 feet of ROW along Hermosa Way, according to the most recent tax assessor's map. The applicant must dedicate additional ROW such that both streets have 30 foot of ROW from centerline. SW Hermosa Way and SW Beveland are currently paved. In order to mitigate the impact from this development, the applicant must construct half street improvements to the Tigard Triangle Design Standards. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant has indicated on the plans that a 6 foot sidewalk and planter strip will be constructed along the frontage of SW Hermosa Way and SW Beveland Street. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 19 OF 25 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no identified bikeways on the Transportation Systems Plan adjacent to this proposal. This criterion is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. This criterion is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. As was stated previously, this criterion is not applicable. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch sanitary sewer line in both Hermosa Way and Beveland Street. The applicant has indicated that a new 4-inch private sewer lateral was recently installed to serve this property. No additional sewer connection is needed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 20 OF 25 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows that they will convey the onsite stormwater into the public storm line in SW Beveland Street. The new impervious surface area is 832 square feet and, therefore, detention is not required. 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. There are no overhead utilities that would serve this property. This criterion is inapplicable. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant's traffic engineer, Lancaster Engineering, submitted a traffic impact report, dated July 1, 2003 to address the project impacts to the following critical intersections: 72" Avenue/Dartmouth Street, and 68th Parkway/Dartmouth Street. The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established bgsed upon the impact from that development. That project had an impact of 1.1% at SW 72' Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68� Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 21 OF 25 Using this same rationale, a proportionate share has been calculated for other rojects in the Triangle, and can be calculated for this project. Lancaster's report shows that tl is project will generate approximately one PM peak hour trip to the intersection of SW 72" Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $727.27. Likewise, the Lancaster report shows tiat the project will generate approximately one PM peak hour trip at the intersection of SW 68 h Avenue/SW Dartmouth Street. The expected TEV is approximately 2,660 vehicles. The impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $533.33. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site lies within the Tualatin Valley Water District service area. It appears the applicant will be able to utilize the existing water service to the site. No additional public water line work is necessary. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the new impervious surface area is less than 1000 square feet, therefore water quality is not required. However, the revisions required to the onsite parking may increase the impervious surface area to greater than 1000 square feet. If the new impervious surface area exceeds 1000 square feet a water quality facility will be required. These revisions will be required prior to issuance of the site permit. If water quality is required, due to new impervious area exceeding 1000 square feet, the following applies: To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 22 OF 25 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division will review a grading and erosion control plan as a part of the Site Permit process. The site is less than one acre, so an NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of Site Permit. For this project, the addressing fee will be $30.00 (1 lots and/or tracts X $30/address = $30.00). E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $4,541 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 $14,190 ($4,541 divided by .32) The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $9,679. The Tigard Development Code requires that all new developments have access to streets that meet City of Tigard standards. For this reason, the applicant has proposed to make half street improvements along 130 feet of frontage of SW Beveland Street, and 100 feet of frontage of SW Hermoso Way. The applicant will also be conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is $1,260.60 NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 23 OF 25 Total impacts $14,190 Less TIF $4,451 Less signalization fee $1,260.60 Total lfnimitigated impacts $8,478.40 FINDING: Using the above cost factors, it can be determined that the unmitigated impact exceeds the costs of the conditions imposed on the development. The conditions of approval are roughly proportionate to the impacts of the development and are thereby justified. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal and has no objections to it. All work shall be coordinated with the building department for building conversion. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and has no objections to it. SECTION IX. AGENCY COMMENTS Clean Water Services has reviewed the proposal but offered no comments Tualatin Valley Fire and Rescue has reviewed the proposal and stated that there are no concerns or objections with the project. Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-Met, and Qwest have all reviewed the proposal, but did not offer any comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 2, 2003 AND BECOMES EFFECTIVE ON SEPTEMBER 17, 2003 UNLESS AN APPEAL IS FILED. Appeal The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schdule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 24 OF 25 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 16 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. • /i September 2, 2003 PRE' ' ` D BY: rad Kilby DATE Associate Planner I September 2, 2003 APPRO D BY: 'ichard Bewers%o'r DATE Planning Man.ser NOTICE OF TYPE II DECISION SDR2003-00007/JACOBSEN LAW OFFICE PAGE 25 OF 25 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP 134414007.4 • SDR2003-00007 _ ill JACOBSEN LAW OFFICE Plilli ,,,_:, iiii.,.‘1,.._ .HER ■MOSO allopain po 1 ,_. .. 111 Q I.D. ■ BE . , ELAND - � -- N/f . BEVELS •-• F imi Tigard Area Map / trr • z N r GONZAG/ 0 100 200 300 400 500 Feet 0 0 11 111,i ALIN c I i'=394 feet 400 City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. • al 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 httplAvww.ci.tigard.or.us t Community Development Plot date:Jul 18,2003;C:\magic\MAGIC03.APR 1 1' 1 7 , . , 4''I CSC N1 ■w' 146,wP' Pi V•. 4 442P Z t ' — atiiJ - 1 PFD 1A1 CO trr4A4" IS tilk; 9 KW IA PitFt\if,A, l1;t5,4- ' il,,► � , p�to?f 104 i 0,+1°• :vt Af,Ftiker- u MIN•fd ' i Z` . -a �,,11 4 Cr F: , *care, q Vt,109 ik4,,,,,,. must a. �*P7 ,, is A ,...„..... ,,'�, ' � ,,~ i tea/ i I , ;:.4 a 'i%.,; ti,ia r.'►1e. 25%A, li Ir a . . - ��`1 w > L .e �� - ' � i 0 *fat-TR/'ht-04- 01 1"� !�'t_ N "`- AlJ/ k 1W L rtif' S''r` tM Revs meNt i_. ,wy N,,,,, i.�;? wAy • T\J 1 �' CITY OF TIGARD '� SDR2003-00007 SITE PLAN JACOBSEN LAW OFFICE (Map is not to scale) N . EXHIBIT Mentrum Architecture, Inc. 2858 NW Santanita Terrace SDR2003-00007 Portland, OR 97210 JACOBSEN LAW OFFICE Bernt Jacobsen 4248 Galewood Street Lake Oswego, OR 97035 Hermoso LLC PO Box 1876 Lake Oswego, OR 97035 AFFIDAVIT OF MAILING CRY OFTIGARD Community(Development Shaping A Better Community I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of grgard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2003-00001/JACOBSEN LAW OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on September 2,2003, and deposited in the United States Mail on September 2,2003, postage prepaid. I •0 ■• (Person that Prepar d Notice) STACi(E. of oWGorir ) County of Washington )ss. City of 2tgard ) Subscribed and sworn/affirmed before me on the day of , 2003. NOTARY PUBLIC OF OREGON My Commission Expires: EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00007 CITY OF TIGARD JACOBSEN LAW OFFICE BUILDING Shaping Community rUeveoment y A Better Commumt 120 DAYS = 11/11/2003 SECTION I. APPLICATION SUMMARY FILE NAME: JACOBSEN LAW OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2003-00007 PROPOSAL: The applicant is requesting Site Development Review to remodel an existing 1 ,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. APPLICANT: Mentrum Architecture, Inc. OWNER: Bernt Jacobsen 2858 NW Santanita Terrace 4248 Galewood Street Portland, OR 97210 Lake Oswego, OR 97035 LOCATION: 7565 SW Hemoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 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 SEPTEMBER 2, 2003 AND BECOMES EFFECTIVE ON SEPTEMBER 17, 2003 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 16, 2003. Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. I CITY of TIGANn • VICINITY MAP ik a Rr '` IN SDR2003-00007 IN LAW OFFICE WIll • Po 4! Afte, 't rainigitirl /, ,00.401 plir a..... - _ _ ___ . ey. ir .e4t4 Villg j ji M1__ _- MI Ad a �w w Na�Ma, 1 L. w" --'[PC 1- 00 Ill.s'M.-• Z O 7 aNt U rPA�Y Ea sTV , r - ran > ,� '� � O �(}p�wlr�Hy( R�V.Ii� F Z i•M N� �µ�rov�a,wN.V' .Mcoz 6,i �... • .i. 'avon a.ts.cMowxY fu..� Z •1 ‘,„,`''''_i 11140'6T:el c.niter G Z 1 vtvitr"__ iies CL LI :Iffel m Nit ..,, erci..t.tomwao ,,,,, W *eft Olio 41474r r - 04,,,,,,, QU' r I srmNTpn.rs�G / - F- leo U L../.. ,61'..,e..' I--Prnro Is�t=vt sir —• L srrat ? 8 *,,..Her:,:NenQ WAY ntuF1t. 2 1TC pl7.rr CDC) ,.„A.,; Ily40,l CITY OF TIGARD ? SDR2003-00007 srre Pi.*IV JACOBSEN LAW OFFICE N(Map is not to scale( N • 2S101BD-00100 2S101AC-01900 EXHIBIT ACKERLY COMMUNICATIONS OF E•G HA'•• ARE&GARDEN INC THE NORTHWEST INC ATTN:T .•• DEPT(TA3) 3601 6TH AVE S PO :•X 1111 SEATTLE,WA 98134 •RTH WILKESB•'0,NC 28656 2S101 BD-00103 2S101AB-01600 A RLY COM NICATIONS OF ERDLE WILLIAM J THE N EST INC 7405 SW BEVELAND RD 3601f' A TIGARD,OR 97223 WATTLE,WA 9 34 2S101AB-01800 2S101AB-01502 BOEHM GENE G BEATRICE G HERMOSO LLC 7380 SW HERMOSA WAY PO BOX 1876 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AB-01403 2S101AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S101BA-00200 2S101AB-01402 COSTCO WHOLESALE CORPORATION LYMAN RODNEY C MARGARET ATTN:EXCISE TAX DEPT 111 7720 SW ELLERMAN LN 999 LAKE DR DURHAM,OR 97224 ISSAQUAH,WA 98027 2S 101 AB-02706 2S101 BA-00401 EAGLE HARDWARE&GARDEN INC MARTIN GORDON R&SHEILA ATTN:TAX DEPT(TA3) 12265 SW 72ND PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 2.101 AB-02705 2S 101 BA-00300 EAc. HARDWA'' &GARDEN INC MARTIN GORDON RICHARD& ATTN: r—T(TA3) MARTIN GORDON STEVEN PO B• 111 PO BOX 740 •RTH WILKES.•RO,NC 28656 GLENEDEN BEACH,OR 97388 2S101AB-02702 2S 101 AB-01400 GLE HARDWAR &GARDEN INC MARTIN GORDON S& ATT •TAX D (TA3) MARTIN GORDON R PO BO 1 BY IPM N H WILK ORO,NC 28656 721 SW OAK ST#100 PORTLAND,OR 97205 2S1 1AB-02701 2S 101 AB-02703 EAGL HARD RE&GARDEN INC MCCAFFERY HUGH R&NANCY J TRS ATTN: PT(TA3) 7450 SW BEVELAND ST STE 100 PO 1 TIGARD,OR 97223 RTH WILK BORO,NC 28656 2 101AB-02700 2S101AB-02704 EAc HART ARE&GARDEN INC NEWHAM DAVID ALLEN&BARBARA AN ATTN: • INEPT(TA3) 3435 HENDERSON RESERVE PO :i 1 1 ATLANTA,GA 30341 •RTH WILK. BORO,NC 28656 2S 101 AB-01401 2S 101 AB-02708 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01607 2S 101 AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01606 ROBERTS KAREN M 7355 SW BEVELAND RD PORTLAND,OR 97223 2S 101 AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 AFFIDAVIT OF MAILING MAILING 4, AU. 4 il CITY OF TIGARD Community(Development Shaping t7(Better Community I, cPatruia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigar ,, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below), © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2003-00007/JACOBSEN LAW OFFICE AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on 1U11118,2003, and deposited in the United States Mail on 111ly18,2003, postage prepaid. 2 �I (Perso - :repay d Noti e) 12/----**./ STAqtE OE oco ■ ) County off'Washington )ss. City of(4E-Washington ) -,} Subscribed and sworn/affirmed before me on the "�'— day of. / S , 2003. I') OFFICIAL SEAL ( (.1 J BENGTSON NOTARY PUBLIC•OREGON ,�Q((( COMMISSION NO.368086 rl x 1 MY COMMISSION EXPIRES APR.27,2007 i JJJ CJ lam` �` —`~���`�~��`��`��`�' NOTARY PUB ICN OREGON / _di Commission Expires: 1�/(7.7/ `) EXHIBIT A NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. OF PENDING ►►, NOTICE 0 G LAND USE SITE DEVELOPMENT REVIEW CITY TY OF TI OF TIGARD Comm unity(Development shaping Better Community DATE OF NOTICE: July 18, 2003 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2003-00007 Type II Land Use Application FILE NAME: JACOBSEN LAW OFFICE PROPOSAL: The applicant is requesting Site Development Review approval to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. 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 AUGUST 1, 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or Brad by e-mail to bradley(c�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 5, 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." — II _ e,C,ITY of TIGARD • VICINITY MAP MI -ftfiliimm",40 IIIII ■ SDR2003-00007 JACOBSEN F.\14.& II■ LAW OFFICE um IN it.* , Wil I . iii,..----.,.., � r �� a • ■■ �% �:,. .�T , ,........ , VII Q N - ... et . .7__.„..., - - — -I :7��1 440. Ciry of Ti.rd ........=,,......... Ned MN= nwnwn. •w.�+u�.a-.• 2S 101 BD-00100 25101 AC-01900 EXHIBIT ACKERLY COMMUNICATIONS OF E•G - HA'•' ARE&GARDEN INC THE NORTHWEST INC ATTN:T•.' DEPT(TA3) 3601 6TH AVE S PO :•X 1111 SEATTLE,WA 98134 •RTH WILKESBORO, NC 28656 2S101BD-00103 2S101AB-01600 4 RLY COM NICATIONS OF ERDLE WILLIAM J THE N EST INC 7405 SW BEVELAND RD 3601,53'0 A TIGARD,OR 97223 S€'ATTLE,WA 9 34 2S 101 AB-01800 2S 101 AB-01502 BOEHM GENE G BEATRICE G HERMOSO LLC 7380 SW HERMOSA WAY PO BOX 1876 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AB-01403 2S101AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HVVY TIGARD,OR 97223 2S101BA-00200 2S101AB-01402 COSTCO WHOLESALE CORPORATION LYMAN RODNEY C MARGARET ATTN:EXCISE TAX DEPT 111 7720 SW ELLERMAN LN 999 LAKE DR DURHAM,OR 97224 ISSAQUAH,WA 98027 2S 101 AB-02706 25101 BA-00401 EAGLE HARDWARE&GARDEN INC MARTIN GORDON R&SHEILA ATTN:TAX DEPT(TA3) 12265 SW 72ND PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 2 101 AB-02705 2S 101 BA-00300 EA HARDWA" &GARDEN INC MARTIN GORDON RICHARD& ATTN: •"T(TA3) MARTIN GORDON STEVEN PO B• 111 PO BOX 740 •RTH WILKES:•RO,NC 28656 GLENEDEN BEACH,OR 97388 2S101AB-02702 2S101AB-01400 GLE HARDWAR &GARDEN INC MARTIN GORDON S& ATT TAX D (TA3) MARTIN GORDON R PO BOX 1 BY IPM N9RtH WILK ORO,NC 28656 721 SW OAK ST#100 PORTLAND,OR 97205 2S1•1AB-02701 2S101AB-02703 EAGL HARD •RE&GARDEN INC MCCAFFERY HUGH R&NANCY J TRS ATTN: . • PT(TA3) 7450 SW BEVELAND ST STE 100 PO :s 1 TIGARD,OR 97223 ••RTH WILK .BORO, NC 28656 2 101 AB-02700 2S 101 AB-02704 EAe HARD ARE&GARDEN INC NEWHAM DAVID ALLEN&BARBARA AN ATTN: . DEPT(TA3) 3435 HENDERSON RESERVE PO : 1 1 ATLANTA,GA 30341 •RTH WILK.,BORO,NC 28656 2S 101 AB-01401 2S 101 AB-02708 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01607 2S 101 AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S101AB-01606 ROBERTS KAREN M MENUM ARCHITECTURE, INC. 7355 SW BEVELAND RD 2858 NW SANTAN I TA TERRACE PORTLAND,OR 97223 PORTLAND, OR 97210 2S101AB-01700 ROTH ALAN D AND LINDA A BERNT JACOBSEN 7420 SW HERMOSO WAY 4248 GALEWOOD STREET TIGARD,OR 97223 LAKE OSWEGO, OR 97035 2S101AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 CITY of TIGARD Vil MEI GEOGRAPHIC INFORMATION SYSTEM CLINTON AREA NOTIFIED (500') 1411 a I ,.' =1 FOR: Updated List =II DARTMOUTH ST for Bayard Mentrum MEI. RE: 2S 101 AB, 1502 Property owner information / t valid for i months from _ the date printed on this map. ,, ...1 ef: ._ H ER O�"MOSiripiiiir A.11 1 BEVELAN4 •ND ST A N 0 100 200 300 400 500 Feel likitiA. f,- Z I 7"•372 feet i _ _u. .GO NZAGA ST 4 Iii City of Tigard Information on this map is for general location only and SW should be verified with the Dee velopment Services Division. " H 13125 SW Hall Blvd Tigard,OR 97223d (503)639-4171 http:!lw nv.ci.tigard.or.us Community Development Plot date:Jul 2,2003;C:lmagicWIAGIC03.APR 2S101BD-00100 2S101AC-01900 ACKERLY COMMUNICATIONS OF EAGLE HARDWARE&GARDEN INC THE NORTHWEST INC ATTN:TAX DEPT(TA3) 3601 6TH AVE S PO BOX 1111 SEATTLE,WA 98134 NORTH WILKESBORO, NC 28656 2S101BD-00103 25101AB-01600 ACKERLY COMMUNICATIONS OF ERDLE WILLIAM J THE NORTHWEST INC 7405 SW BEVELAND RD 3601 6TH AVE S TIGARD,OR 97223 SEATTLE,WA 98134 2S101AB-01800 2S101AB-01502 BOEHM GENE G BEATRICE G HERMOSO LLC 7380 SW HERMOSA WAY PO BOX 1876 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AB-01403 2S101AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S101BA-00200 2S101AB-01402 COSTCO WHOLESALE CORPORATION LYMAN RODNEY C MARGARET ATTN: EXCISE TAX DEPT 111 7720 SW ELLERMAN LN 999 LAKE DR DURHAM,OR 97224 ISSAQUAH,WA 98027 2S 101 AB-02706 2S 101 BA-00401 EAGLE HARDWARE&GARDEN INC MARTIN GORDON R&SHEILA ATTN:TAX DEPT(TA3) 12265 SW 72ND PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO, NC 28656 2S 101 AB-02705 2S1 01 BA-00300 EAGLE HARDWARE&GARDEN INC MARTIN GORDON RICHARD& ATTN:TAX DEPT(TA3) MARTIN GORDON STEVEN PO BOX 1111 PO BOX 740 NORTH WILKESBORO, NC 28656 GLENEDEN BEACH,OR 97388 2S 101 AB-02702 2S 101 AB-01400 EAGLE HARDWARE&GARDEN INC MARTIN GORDON S& ATTN:TAX DEPT(TA3) MARTIN GORDON R PO BOX 1111 BY IPM NORTH WILKESBORO, NC 28656 721 SW OAK ST#100 PORTLAND,OR 97205 2S101AB-02701 2S101AB-02703 EAGLE HARDWARE&GARDEN INC MCCAFFERY HUGH R&NANCY J TRS ATTN:TAX DEPT(TA3) 7450 SW BEVELAND ST STE 100 PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO, NC 28656 2S101AB-02700 2S101AB-02704 EAGLE HARDWARE&GARDEN INC NEWHAM DAVID ALLEN&BARBARA AN ATTN:TAX DEPT(TA3) 3435 HENDERSON RESERVE PO BOX 1111 ATLANTA,GA 30341 NORTH WILKESBORO, NC 28656 2S101AB-01401 2S101AB-02708 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01607 2S 101 AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S101AB-01606 ROBERTS KAREN M 7355 SW BEVELAND RD PORTLAND,OR 97223 2S 101 AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01404 VONRENCHLER MARVIN J & MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: April 18, 2002 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 91223 Community Development Shaping A BetterCommunity PHONE: 503-639-1111 FAX: 503-684-1291 (Attn: Patty/Planning) RtEQUi1b 007 ° ROPE TYOWNERV Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: a2_ 5r60+6, /5—b..2 (L.epth eijid4,6) 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 this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: CI,t�G� --)441 411.771 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 contact person will be called to pick up their request that will be placed in "Will Calr' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to pent one set of labels by the number of sets requested. *EXAMPLE* **COST FOR THIS REQUEST ** 4 sheets of labels x$2/sheet= $8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet= $ x sets= -�-' 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for CIT area= $ x_set GENERATE LIST =$11.00 GENERATE LIST =$ 1.00 TOTAL =$31.00 TOTAL =110— Y . AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2003-00007 Land Use File Name: JACOBSEN LAW OFFICE I, Brad Kilby, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) , . -7 "�i ` -,./11-(' OA , and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the )d ' day of 301Q , 2003. /if eLeL_ Signatureoerson Who Pe med Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington )ss. Subscribed and sworn/affirmed before me on the „l day of JGaL , 20 0 3. r-\-`11"-�'`-`-�..".�"'`"\' 1"'`'1'1"" 1 OFFICIAL SEAL (? Fr* . - J BENGTSON { NOTARY PUBLIC-OREGON 1 COMMISSION NO.368086 MYCOMMISSIONPXPIRESAPR.27,2007 ) 411/A140/6114 NOTARY NOTARY PUB " OF OREGON My Commission Expires: G/� I7/O r 7 h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc JACOBSEN LAW OFFICE SITE DEVELOPMENT REVIEW (SDR) 2003-00007 REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1 ,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION : 7565 S' Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Developmert Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Brad Kilby, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. PRE-APP.HELD BY: AI CITY Or TIGARD PLANNING DI1iISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 411. 503.639.4171/503.684.7297 11SCEI\ C I ED ITY OF TIGARD OREGON LAND USE PERMIT APPLICATIO \ '/111 \\ 1 1 , H�p File # 51-A:200,3 ' Other Case# OF T {� l- ING ��� ` Date ety • a By Receipt# Date Application bmplete run s TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑Subdivision (II or III) ❑ Comprehensive Plan Amendment (IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) aSite Development Review(II) ❑ Miscellaneous (I) - (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCA I ION WHERE PROPOSED AC I NI I Y WILL OCCUR(Address it available) -15&� �, ai • • 'S /ly TAX MAPS 1 AX LO 1 NOS. 2- s /O/ 4-3 °/5°2, . TOTAL SI I E SIZE ZONING CLASSIFICA I ION • APPLICANT* // /1/77. W 4i -/-/i7�G7c //VC---, MAILING ADDRESS/CI I Y/S 1 Al EJLIP • 0� /U GO ' SfA f7-/rr/7,9- 7F� -e- - / 7 , "--/fro, �jt2, 'T 7 2-/c) PHONE NO. }- ■X NO. 45 2 ) 2¢g - O�8�- (1.? 7) - g_ 087 ;7 PR ARY CONTAC I PERSON PHONE NO. eyel 4o 1/44/7‘72 C//14 (-6 ) 24- -- O-eS PROPERTY OWNER/DEED HOLDER(Attach list if more than one) l//151- -- Y - MAILING ADDRESS/CI I Y/S IAI EJLIP 4.• &A-Z1/�D Ci. `7- Z7 'S'G ,e .76 S PHONE NO. 1-AX NO. ( 7 ) 2— °l ( 53) �7.1- - 'When the owner and the applicant are different people, the ap licant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the s.ace •rovided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) / 9 4 .P( - c /(1 s'F- A'- ----c-74&-Ai -G� ///7 7 G;>�t 2/ c: .rte// .'/// °`/ .m/ /eSir-- --t-.- --- APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date • Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD 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 Hail Boulevard Tigard, OR 97223. 189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, 2/k`fk4 ///".15/0 TY-will , being duly sworn, depose and say that on the 243 - day of Pic=r=> 20 O , I caused to have mailed to each of the persons on the attached st, notice of a meeting to discuss a proposed • development at(or near)_I5�'S -, al. /,∎�Q j ,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 with postage prepaid thereon. --/:/--;--r--7-,/-,- / ,11 /----2----7-___ Si ature (In the presence of a Notary Public) POSTING: ���� ,, l, �%y ��w `� Udido affirm that I am (represent) the party initiating interest in a proposed /� dl�/171/ affecting the land to ted at (st tea roximate locations) IF no address(s) and/or tax lot s) currently r istered) '7 S��J �Gr/ • S� �/ and did on the da of /ii , 20e 3 personally post notice indicating that th site may be proposed for a 9 '�',al' application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at a' 07 1.__C7vS-X, w ,Sp fri di,� %_•�=�� (state location you posted notice on property) ;*----:—. ''' ..1". "-1 ' ---,---Z7Z----------2 - Si nature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF '\ ) County of 7 & t ,71(,c/1 ) ss. Subscribed and sworn/affirmed before me on the day of hVi,'ch , 2003 . _.- . OFF tAL SEAL . .r °; KEVIN K KILGORE�i NOTARY PUBLIC-OREGON c.,,, COMMISSION NO. 362211 ). MY COMMISSION EXPIRES OCT 20, 2006 �� �ce NOTARY PUBLIC OF OREGON My Commission Expires: L o0, dc-xx, 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:lloginlpattylmasterslafrdavit of mating-posting neighborhood meeting.doc FROM ; •_ \ I � � � � � 'tar. 21 2002 03:56PM P2 MAR 2 1 2003 File Number I Z �-� CleanWater' Servic- : Sensitive • -a Pre-Screening Site Assessment Our commitment is clear. By Jurisdiction tir -t7 -10 Date • - t / 3j Map & Tax Lot .c to' A-1?"---01 q'2- Owner Site Address �c(� , t j-� Rip tyAY -1? 11-?1, %;/ UIZ• Contact '� ' DA4 Proposed Activity k/Sn Ida Address ' — Le , Phone ,6—x--65 Y N NA Y N NA z ❑ 1-1 Sensitive Area Composite Map Stormwater Infrastructure maps Map# z.5 / 'u.4 ❑ ❑ QS# y3�J El El r� Locally adopted studies or maps j� Other l l ! IN Specify_ ❑ -' Specify Based on a review of the aboveinformation and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: ❑ Sensitive areas potentially exist on site or within 200' of the site.THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. ❑ The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: / / / ' ew ;a P . C[,✓r4 �t p4 7 e> cx / Reviewed By: � � � Date: 3/..z 0 3 y Returned to Applicant Mail X Fax Counter Date By 155 N First Avenue,Suite 270•WlLsboro,Oregon 97124 Phone: (503)846-8621 •Fax (503)846-3525•www,cicanwatcrsen.icec.orfi Jacobsen Law Office Narrative: Updated 512412003 RECEIVED JUL 2003 Building Construction Cost Estimate u ,Iv/AND PLANNING/ENGINEERING Evergreen Pacific. Inc. cost proposal: $56.930 Project Summary The proposal is to remodel an exisiting single family residence @ 7565 S.W. Hermoso Way into law offices and add 3 additional parking spaces for a total of 5. A.Site Development Review 18.360 and Commercial District 18.520 1. The comprehensive plan map designation and the zoning map designation is MUE. The CIT area is East. The office building is allowed outright. 2. The site area is 18,900 s.f. The lot width average is 126 feet The front setback, is 39 feet and the rear is 78 feet. The west side setback is 50 feet and the east setback is 25feet. The maximum impervious site coverage is 85 % and the landscaping area provided is 15%. The FAR is 40% which is 7,560 s.f. max but the building is 1.808 s.f. so is under the max. The building frontage is 50 feet wide. 3. The parking ratio is 2.7/ 1,000 s.f. minimum or 1.8 x2.7=5 spaces required and provided. The building is under 10,000 s.f and does not need a loading berth. The standard stalls are 8.5 feet wide by 18.5 feet deep. There is 1 ADA space. 4. One drive access with the width of 30 feet is provided and the minimum pavement width is 24 feet. 5. A 3 foot wide walkway is provided from the public walk to the front entryways 6. A clear vision area is provided at the driveway access point between 3 feet and 8 feet in height. 7. The landscaping is existing. Street trees are planted about 30 feet apart. 1 tree is removed in the new parking area because it is dead.. 8. The site is less than 1 acre and does not need a phased development plan. 9. Building Placement S.W. Beveland and Hermoso way are not major or minor arterial and building placement is not a requirement. B. Impact study 18390 1.Hermoso Way and Beveland will have a half street improvement with a new planter and 6 foot wide public sidewalk and a shoulder for a bikeway( see site plan). The new impervious area is 832 s.f. and less than the 1,000 s.f. required for an on site water quality facility or detention pond. . The parks system will not be impacted. Bicycle parking @ .5 per 1000=1 requiredand trash will be in the existing garage c. Tigard triangle design 18.620 Site design Standards A. Street connectivity: One access way will be provide with a 30 foot curb cut width. Bicycle and pedestrian connections are using the existing walk from Hermoso way to the front door and a new ADA walk from Beveland to the side door. New public sidewalks are to be constructed along Hermoso and Beveland to meet the connectivity standards. B 1. The building occupies39.6% of the Hermoso frontage. 2. Building setback:The existing building facade isnot a maximum of 10 foot setback and a 6 foot minimum front setback. Front yard setback design The landscaping ( existing) meets L1 standards between the building and both street frontages and a pdestrian path is provided between the sidewalk and the building. Walkway Connection to building Entrances A new pedestrian connection is 6 feet wide from S.W. Beveland to the building entrance and an existing 3 foot wide sidewalk will be retained from Hermoso way to the front. 3.& 4 a 3 foot wide sidewalk is provided from the public walk to the building entrances and the remainder of the front is landscaped. The walk is concrete.There is also a 3 foot walk from the ADA space to the lower floor main entrance. 5. Parking Location and landscape design:The parking is to the side of the building frontage and is less than 50 % of the frontage The landscaping in front and the side is 6 feet with a minimum L-1 standard. Building Design Standards Cl. Ground Floor WindowsThe street front facade from 3 to 8feet has 50 feet of wall length and 17 feet of window length is 34% glazing. 2.Building FacadeThe front building facade has one change in setbacks less than 50 feet in length. The shift is 2 feet and is brick contrasting the horizontal siding on Hermoso. On Beveland the upper floor offsets the lower floor by 2 feet. 3. Weather protection A 4 foot roof overhang is provided at the Hermoso entry and deck coverage is provided at the Beveland entry. 4. Building materials:The existing building has lap siding and brick. Foundation is concrete but not revealed more than 2 feet. 5.Roofs and Roof lines The roofing is composition shingles and the roof respects the structural system and ranch style of the existing house. There are no roof mounted equipment. D 1. The sign areas will not be exceeded in the zone. The project sign will be wall mounted on the s.w. corner E. Entry portal is not required at this location F. Landscaping: L1 standards are met in the front site area. Hermoso Way is a local collector street Access/ Egress/ Circulation 18.705 One access point is provided with a minimum pavement width Of 24 feet and a curb cut of 30 feet. The driveway length is less than 150 feet and no fire truck turnaround is required. Walkways will be concrete. Walkways do not cross driveways. Landscaping 18.745 The landscaping plan provides L2 planting where required and are existing except at the new paving areas where screening will be met using L2 standards. The project does not front major or minor arterials and so L1 standards are not required. New trees will be a minimum of 2 i12" caliper and shrubs will be a size to achieve the rquired standards in 2 years. Street trees: 2 1/2 " caliper approved street trees will be provide along Hermoso and Beveland between 20 and 40 feet apart : See landscape plan. Buffering and Screening No buffering is required between uses of the same nature and the adjoining lots are all zoned the same. The screening for the parking will have one tree( existing for the 7 cars The parking will be screened with (3) Hino Crimcon Azaleas and 1 flowering pear. Mixed solid waste and reccyclables storage 18.755 1. The area will be provoded in the existing garage with an 8 foot wide door with access to the front by the refuse and recycle trucks. No screening is required because the refuse and recycle is in the garage. The garage door is 8 feet wide and 7 feet high and wiil accomodate standard bin units. Off street parking and loading 18.765 1. 5 parking spaces are provided . This meets the parking ratio minimum of 2.7 spaces per 1.000 s.f. of building. The pavement width is 24 feet. The standard spaces are 8.5 feet wide by 18.5 feet. The 2 bicycle parking spaces is in the garage. This project is not a mixed use project. 15% of the new spaces will be for guest parking. Carpool and van parking is not required since the project requires less than 20 spaces. One ADA space is provided and is 9 feet wide with a 7 foot wide aisle. 4 inch conc. Wheel stops will be provided at the end of the parking spaces adadjacent Signs 18.780 adjacent to the landscape area. Parking lots will be stripped so each space is min. 8.5 feet wide and 18.5 feet deep. Bicycle racks will be installed in the garage. The building is under 10,000 s.f. and does not require a loading space. Building Signage The building will have wall mounted signs under a separate permit. Tree removal 18.790 See the landscape and tree mitigation plan for tree removal information. One tree is to be removed because it is dead. Vision clearance area 18.795 The vision out of the driveway is clear as per code from 3 feet high to 8 feet high. 30 feet from street right of way and along the driveway. Crime prevention :Windows are located on all sides to survey site. The mail box is located in the house. Exterior lighting levels shall light vulnerable areas ( parking lot) Public Transit The site is not on a Trimet bus route. Relationship to the natural and physical environment18.725. The building is existing and the new parking area is located to preserve existing trees and grading. One dead tree is to be replaced to meet chapter 18.790 Grading: The proposed grading does not impact the adjacent parcels. Street & Utility Improvement standards 18.810 Dedication of 30 feet on S.W. Hermoso Way will be 30 feet from centerline and the corner at Beveland and Hermoso Way will have a 25 foot radius. 18 feet of pavement will be improved to meet standards 18 feet from the centerline to curb. 6 feet of City standard sidewalk will be built with planter along Beveland and Hermoso Way. S.W. Beveland has a 60 foot right of way and is a local street. A new 4 " diameter sanitary sewer was just completed connecting the houseinto Beveland. Tualatin Valley Water district water already exists in Hermoso Way to house. The existing meter and water line is 3/4 inch. The existing 4 inch ABS rain drain connects to the storm sewer line in Beveland. The impervious area was only increased by 832 s.f. and thus we do not require on site detention or onsite water quality facility. Traffic Impact Report the trip generation will be based on 4 employees and customersfor a total of 12 trips per day. LANCASTER engineering July 1, 2003 Bayard Mentrum Mentrum Architecture Inc. 2858 NW Santanita Terrace Portland, OR 97210 RE: Hermoso office - Trip Generation/Distribution report Dear David: This letter is written to provide trip generation estimates, trip distribution patterns, and trip assignments for the proposed Hermoso office development in Tigard, Oregon. The existing single-family home is proposed to be converted into 1,800 square feet of office space. The site is located in the northwest quadrant of the Hermoso Way/Beveland Road intersection. As required by the City of Tigard, the trip generation, trip distribution, and trip as- signment calculations are performed at the intersections of Dartmouth Street/72nd Avenue and Dartmouth Street/68th Avenue. To estimate the number of trips that will be generated by the proposed Hermoso office development, trip rates from the manual Trip Generation, Sixth Edition, published by the In- stitute of Transportation Engineers (ITE), were used. The trip rates used for the proposed de- velopment are from land-use code 710, General Office Building. The trip generation rates are all based on the gross floor area expected for the proposed development. It is estimated that a total of 3 trips, with 3 entering and 0 exiting, will be generated by the proposed development during the morning peak hour. An estimated total of 3 trips, with 1 entering and 2 exiting, will occur during the evening peak hour. The expected additional daily traffic volume is 20 trips, with half entering and half exiting the site. A summary of the trip generation calculations is shown in the following table. The trip generation calculations are in- cluded in the appendix to this report. Union Station,Suite 206•800 NW 6th Avenue•Portland,OR 97209•Phone 503.248.0313•Fax 503.248.9251 Bayard Mentrum July 1, 2003 Page 2 of 2 TRIP GENERATION SUMMARY Entering Exiting Total Trips Trips Trips General Office Building AM Peak Hour 3 0 3 PM Peak Hour 1 2 3 Weekday 10 10 20 The distribution for the proposed Hermoso office development was based upon the ex- isting travel patterns within the Tigard Triangle area and the proximity of the proposed site to Interstate 5, Highway 217, and Highway 99W. A figure showing the trip distribution for the proposed site is included in the appendix of this report. Figures showing the trip assignment at the intersections of Dartmouth Street/72nd Ave- nue and Dartmouth Street/68th Avenue during the morning and evening peak hours are also in- cluded in the appendix to this report. If you have any questions regarding this information, please don't hesitate to call. Yours truly, Geo ey A. J d, E.I.T. Senior Transportation Analyst Attachments: Technical Appendix QED PROF? 44 w 1� L - OREGON t. 10 4 9.2°e Op E. M00" ! EXPIRES: la isi/F.e0.4, l& APPENDIX 5 , TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1,000 Sq Ft Gross Floor Area Variable Value: 1.8 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution Trip Ends .. ; �#: ,I - ., ,�-�.i ,; Trip Ends '...4:!1..11:4,,,,, 4 ;!4k � .. 2 WEEKDAY SUNDAY Trip Rate: 11.01 Trip Rate: 0.98 Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution 1 r. :77„m s� ,1 Trip Ends 0 iv ;':}!titI ,11,7,77;.1i}1 , Trip Ends r �, ; 444.4}�''` Source:TRIP GENERATION,Sixth Edition 9911 Q � c ^ HA/NES ST 1 N BAYLOR •A. Oq RrMOUrH Sr mg l pg , IMO ,,,, ii HERMOSO wSITE a� Ba'ELAND RD ill GONZAGA to ti o HAMPTON II (,) W g4dI'40 No Scale I SITE TRIP DISTRIBUTION Inbound & Outbound Percentages Hours AM & PM Peak H 9 Hermoso.dwg -APPENDIX- '411T/97.--------7 � 9941 P� ¢ c HAINES ST N t 1 BAYLOR ST aARTd4pUTy Sr lir Q ¢ to o00 <- 1 HERMOSO WY co .1/E-I 0 sir J 0_1\ oT y BEVELAND RD 0 c- GONZAGA ST `C (000 0 �'_1 HAMPTON ST E- .y L v 1 z f 0/ 1->?)0 000 11\ 141 ' \p/ %V No Scale I ll le' SITE TRIPS Site Trips - AM Peak Hour Hermoso.dwg -APPENDIX- V . , ...,,,<-, 0 .40 \ c,v, L..., Q v HAINES ST c BAYLOR ii aARrMpury sr NPR w Q Q ,-L- , 000 ,0 HERMOSO WY y 0 y c ey SITE o-I' �►1'0 �7 1 000 BEVELAND RD 0 GONZAGA ST Lu T p HAMPTON ST c i 000 0 Lu 01/1-> .0 O z p- I(22•E> 0TS i 0-> •- 0-1 \4014110 *, Irkir No Scale \ I SITE TRIPS Site Trips - PM Peak Hour Hermoso.dwg -APPENDIX- • e • DAVID D. HUNTER Consulting Arborist Forestry Works Tree Service 3406 NW Thatcher Road Forest Grove, Oregon 97116-7507 (503) 357-4344 May 19, 2003 Mr. Bayard Mentrum Mentrum Architecture, Inc. 2858 N.W. Santanita Terrace Portland, Oregon 97210 RE: Arborist Consultation C 7565 S.W. Hermoso Way Tigard, Oregon Dear Mr. Mentrum: The following is a consulting report and tree preservation plan concerning trees located at The proposed Jacobsen Office Building ;7565 S.W. Hermoso Way. The consulting report details the current health and condition of the three trees of concern and recommendations for removal or preservation of the trees. Summary and identification The following report is based on examination of the one8 inch and one 6 inch / diameter black walnut trees ( Juglans nigra)and the one 18 inch diameter Western Red Cedar( Thuja plicata) tree. The trees were evaluated using industry standards of the International society of Arboriculture( 9th edition). The cedar tree is in good condition and is to be preserved. The southerly located walnut is diseased and needs to be removed. The northerly walnut is o.k. and can be preserved. General tree and field conditions Trunk condition The subject trees were looked at for decay, insect activity and cracks or seams in the trunk as signs of weakness. Number Species DBH Comments 1 Black walnut 6" poor condition, split and decay 2. Black walnut 8" fair condition, condition rating of 68% 3. Western Red Cedar 18" good condition - DBH: Diameter at breast height. A standard measurement taken at 4.5 feet above ground a = $ The cedar is 18" diameter and located in a large lawn area approximately 20-25 feet away from any proposed new paving. There already exists a wire fence between the new paved area and the tree and will be adequate protection for the tree. The 8 inch diameter walnut tree is within 5 feet , on one side, of new paving and also has a wire fence 5 feet away from the tree and new paving. This will be adequate protection for the tree. The 6 inch diameter walnut tree must be removed and it is also in the new pavement area. We suggest planting 3 new 2 inch diameter trees ( western red cedars) around the new pavement areas. Recommendations Tree one : Western Red Cedar : Prune out dead limbs . This will aid in the health of the tree. Tree two: Prior to construction activity prune out dead limbs and thin the tree. Fertilize the tree prior to excavation begins. Protection barriers must be in place around the tree, and importance of saving the tree stressed to the construction crew. Any landscaping activities must also take into account the roots of the tree, and proper watering, if needed should also be maintained. Site preparation and paving must take into account roots found and protection of these roots. Root loss any graeter than 2 inch diameter, must not be cut without the project arborist approval. If roots are cut they must be covered with wet burlap or soil and the project arborist be notified immediately. Care must be taken with equipment to avoid soil compaction within the dripline of the tree. Post construction activity: The tree will needto be monitored for signs of stress and dieback. Fertilization again is recommended. The tree should be monitored for at least one year or to the urban forestry manual specifications. Certification I certify that all of the statements in the foregoing tree health assessment and tree preservation plan are correct to the best of my knowledge. David D. Hunter. Consulting Arborist ISA Certified Arborist PN-1068 American Society of Consulting Arborists- member 1i . tQ ;v.'fYi fs 9..)(N[? ' It2 ?!' °�I StP fO - 4u o'r- '-- kiI d� �i RIRYPfe 4 % l,.. figttY 140e w IP MAY aD �� �NC�PT1G_ f .�w .Rr M„ ` 0 --- WONT .. 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SITE DEVELOPMENT REVIEW (SDR) 2003-00007 Type II Land Use Application FILE TITLE: JACOBSEN LAW OFFICE APPLICANT: Mentrum Architecture, Inc. OWNER: Bernt Jacobsen 2858 NW Santanita Terrace 4248 Galewood Street Portland, OR 97210 Lake Oswego, OR 97035 REQUEST: The applicant is requesting Site Development Review approval to remodel an existing 1,808 square foot house into a law office in the Tigard Triangle. The property is 18,900 square feet in size. LOCATION: 7565 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1502. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.760, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: East DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 18, 2003 DATE COMMENTS ARE DUE: AUGUST 1, 2003 ri HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM H PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM I 1CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 5, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN Z IMPACT STUDY ® SITE PLAN ❑ STORMWATER REPORT ❑ TRAFFIC IMPACT STUDY ® NARRATIVE Z ARBORIST REPORT ® OTHER: MISCELLANEOUS STAFF CONTACT: Brad Kilbv, Associate Planner (503) 639-4171, Ext. 2434 • April 9, 2003 iawrAi�V�llli:uC '1f I' ■ Bayard Mentrum CITY OF TIGARD 2858 NW Santanita Terrace Portland, OR 97210 OREGON RE: SDR2003-00007 Letter of Incompleteness Dear Mr. Mentrum: The City of Tigard received your application submittal for Site Development Review on March 28, 2003. The development site is located at 7565 SW Hermoso Way and is described as WCTM 2S101AB, tax lot 01502. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: 1. A tree survey from a certified arborist is required. Any trees over six inches in diameter must be identified. The survey must be completed by a certified arborist and meet the standards set forth in TDC, Chapter 18.790. 2. Visual clearance triangles should be shown on the plans. 3. A lighting plan. 4. A landscape plan 5. The narrative that you submitted should go into more detail with regards to the approval and design criteria for 18.360 Site Development Review, 18.620 Tigard Triangle Design Standards, 18.725 Environmental performance standards, 18.745 Landscaping and Screening, 18.755 Mixed Solid Waste/recycling Storage, and 18.765 Off-street parking/loading requirements. 6. The plans that were submitted have a lot of information to disseminate, and it would be better to separate the existing conditions plan from the proposed site plan. A separate utility plan should also be provided. 7. Address the items identified as deficient in the enclosed completeness check list that was provided by Brian Rager, the Development Review Engineer. He can be contacted at extension 2471. I have included a checklist that we use to review our own drawings in engineering. Hopefully, they will be of some assistance for you. For the purposes of completeness review, please submit only 3 copies of the revised materials. Also, keep in mind that your labels for the envelopes are good for three months. They will expire on May 215`. If the submitted materials are adequate, I will contact you promptly and ask you to submit the remaining number of copies needed. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, Brad Kilby Associate Planner cc: Land Use Casefile No. SDR2003-00006 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 -- PUBLIC FACILITY PLAN Project: _acobsen Law Office COMPLETENESS CHECKLIST Date: 4/1/03 GRADING ❑ Existing and proposed contours shown. _ Not shown ❑ Does proposed grading impact adjacent parcels? ❑ Yes U No fJ Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. Not shown ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Not clear as to existing versus new ❑ Street profiles shown. not needed, due to recent improvements. ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report Not provided. Street grades compliant? fl Street widths dimensioned and appropriate? Can not tell. ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Public lines not shown. ❑ Stubs to adjacent parcels required/shown? n/a WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Public line and meter not shown. ❑ Existing/proposed fire hydrants shown? Not shown. ❑ Proposed meter location and size shown? not shown ❑ Proposed fire protection system shown? not shown STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Not shown ❑ Preliminary sizing calcs for water quality/detention n/a;less than 1,000 sf of impervious provided? ❑ Water quality/detention facility shown on plans? n/a ❑ Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ❑ Storm stubs to adjacent parcels required/shown? n/a The submittal is hereby deemed I COMPLETE ® INCOMPLETE By: Date: 4/1/03 REVISED: 04/01/03 Project: ��R.2003- ` qty 3cI.:) LAND USE APPLIC TION Date: , j`OS COMPLETENESS REVIEW COMPLETE INCOMPLETE ST NDARD INFORMATION: Deed/Title/Proof Of Ownership V Neighborhood Mtg. Affidavits, Minutes, List Of Attendees U Impact Study (18.390) L� USA Service Provider Letter Construction Cost Estimate -# Sets Of Application Materials/Plans (�Pre-Application Conference Notes Envelopes With Postage (Verify Count) PROJECT STATISTICS: I I Building Footprint Size % Of Landscaping On Site IJ % Of Building Impervious Surface On Site ❑ Lot Square footage PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable But ' el�� ❑ Access Approach And Aisle L Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map ❑ Architectural Plan 1 ❑ Tree Inventory -' LJ Existing Conditions Plan (❑ Landsca e Plan ri Site Plan ' Lighting Plan ......____Ti -- TREE PLAN/MITIGATION PLAN: H ❑ L ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS:, ❑ 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) Q 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) 18.705(Access/Egress/Grculation) 7 18.780(Signs) [� 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Yanances/Adjustments) ❑ 18.715(Density Computations) 8.790(free Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) 1 8.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑' 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) 12/ 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798 fireless Communication facilities) ❑ 18.410(lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) IF}-18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) 1 8.745(Landscaping&Screening Standards) ❑ 18.510(Residential Toning Districts) a l 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Ioning Distracts) V.755� (nixed Sobd WaskJRecyding Stooge) ❑ 1 8.530(Industrial Zoning Districts) .760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: Jacobsen Law Office COMPLETENESS CHECKLIST Date: 4/1/03 GRADING fl Existing and proposed contours shown. Not shown ❑ Does propos d grading impact adjacent parcels? ❑ Yes No ❑ Adjacent par el grades shown. STREET ISSUES ® Right-of-way clearly shown. Centerline of street(s) clearly shown. Not shown le Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. Not clear as to existing versus new ti4 Street profiles shown. not needed, due to recent improvements. _ ❑ Future Street Plan: Must show street profiles, topo n/a _o,A.n adjacent parcel(s), etc. I raffic Impact Report Not provided. Street grades compliant? Ei Street widths dimensioned and appropriate? Can not tell. ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES El Existing/proposed lines shown. Public lines not shown. ❑ Stubs to adjacent parcels required/shown? n/a WATER ISSUES ® Existing/proposed lines w/ sizes noted? Public line and meter not shown. ►Ci Existing/proposed fire hydrants shown? Not shown. rg Proposed meter location and size shown? not shown rsr Proposed fire protection system shown? not shown STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Not shown Preliminary sizing calcs for water quality/detention n/a;less than 1,000 sf of impervious provided? ❑ Water quality/detention facility shown on plans? n/a L Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ❑ Storm stubs to adjacent parcels required/shown? n/a OK 7• to .o 3 K Sit The submittal is hereby deemed VCOMPLETE ® INCOMPLETE I By: !�1 ) Date: 4/1/03 (Q 0 3 STI Lt., N E REVISED: 04/01/03 TRI c 1 19 1 f' 12-7-- Kam.. July 14, 2003 teitt s CITY OF TIGARD OREGON Bayard Mentrum 2858 NW Santanita Terrace Portland, OR 97210 RE: SDR2003-00007 Letter of completeness Dear Mr. Mentrum: The City of Tigard received your application submittal for Site Development Review on March 28, 2003 and the additional items requested on June 12, 2003 and July 11, 2003. The development site is located at 7565 SW Hermoso Way and is described as WCTM 2S101AB, tax lot 01502. This letter is to inform you that the application has been deemed complete and is scheduled for review. A decision on this application is tentatively scheduled for August 25, 2003. If you have any questions, please contact me at (503) 639-4171, x2434. Sincerely, Z‹,/ Brad Kilby Associate Planner cc: Land Use Casefile No. SDR2003-00006 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD CONFERENCE NOTES �I�o"n°4a®.��°o„ �� Communrty�Devfopment 4; S&apingA Better Community (Pre-Application Meeting Notes . ;. �Ar�� 6) Months) r,w NON-RESIDENTIAL 10 (310 rEV - 6K 1 ER APPLICANT: EE,,R e n AGENT: Phone: ( ) '39 .— 9 30 I Phone: ( ) PROPERTY LOCATION: r-� ADDRESS/GENERAL LOCATION: ISCDS Sly (4Farncso TAX MAP(S)/LOT #(S): a S tAB -OtSOa NECESSARY APPLICATIONS: S D R PROPOSAL DESCRIPTION: CI''n 1l9c A Sin 1e-�arn,� c‘ec`dP.A tIvt a L 64i; T tack Rh VQTAsJGLE. COMPREHENSIVE PLAN //�� ' 1 MAP DESIGNATION: (1'sr.rr.(kCfkL. ( °cc EM•pk04 m.p,nZ, ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: E. T ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. SY) I MINIMUM LOT SIZE: sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front g< ft. Side 0 ft. Rear n, ft. Corner ft. from street. MAXIMUM SITE COVERAGE: 85 % Minimum landscaped or natural vegetation area: , %. 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 El NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. I J IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [ 1 ACCESS [Refer to Chapters 18.105 and 18.765) Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: ❑ WALKWAY REQUIREMENTS [Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. I SPECIAL SETBACKS [Refer to Code Chapter 18.730) D STREETS: feet from the centerline of D LOWER I NSITY ZONES: feet, along the site's boundary. D FLAG L : 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 at: Y A maximum buildi floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual buildin setbacks will be at least half(1,4) of the building's height; and ;- The structure will not abut a residential zoned district. ❑ BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential Application/Planning Division Section • The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: i c: feet along north boundary. feet along east boundary. feet along south boundary. 6; tO- feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: /4-ie%) Arws . (71 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. I I RECYCLING (Refer to Code Chapter 18.755) 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. I I PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: ).-1 /(006 Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: D Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. D Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. :- BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I I LOADING AREA REQUIREMENTS (Refer to Code Section 18.165.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential Application/Planning Division Section I I BICYCLE RACKS (Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I SENSITIVE LANDS (Refer to Code Chapter 18.1751 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 I STEEP SLOPES (Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. Iv t" CLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres >50 to <100 acres 25 feet ♦ Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential 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. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. n TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; �) Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. I I MITIGATION (Refer to Code Section 18.190.060.E1 REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential 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. [Z( 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 18.791.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implents the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts betwe n 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-B ING STREAMS" by the Oregon Department of Forestry and have an average annual flow less th 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 T -OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The rip rian 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 STR AMS (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 18.791.1001 The DIRECTOR MAY APPROVE A SITE-SFCIFIC 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 o infringement into the 100-year floodplain; and ➢ The average sloe of the riparian area is not greater than 20%. I I 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 ac 'ess easement. The DEPTH F ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is le s than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) - 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) - 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) - 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) - 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) - 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 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) 18.745(Landscaping&Screening Standards) - 18.510(Residential Zoning Districts) 18.750(ManufaduredMbbil 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: -E SDk +ri i-� G� .zioMcl.1 Co-` .u�rk° -co c'eCE:t.)E Ocr..lcic1 O,.1rF Aoill icATiO ■1 ;AP,s EFF_O i.EEc '€.c C i c_p-r -. -AESTROCTOQ.E 1S 1■130-CO>)V0£.mi • * NiEtG�t6csRHaOn t i -n G REC.ulAE6 No-r;ci C'-r LA — Senn cACZ's lc CC Sec\11 Ct. Pro4TER LE'c ER RcAO kc.D -l 0irrA cY k c ikee cwt. l F Vfit KEA? (. 6'..) (A 4g- W9 a.1 A OcF 1S V-Pict∎Tl"Epl1Yrl.3EttP.('' ycricf Q-ri j k L.YIT1-64 1147 "fl (,.c*p --TRAAi.Y i E . DESIGN\ - 'STAIflARcjs (nos--r 8E n e-r As C\osC AS POSSl(3LC.. Cirri.)RE CcxAs4rueVtor, u.,;1( V•gu-e -ice C icy■c kit-rc., STAil(:)�+Rc Ar\stire -ro C).bts 11O1JS j Css-ks a s.(36,°frED W« ;" 8olf..a Qe 7 EnS%.14 .F. 11JG — RoitktnS C Firs COT. ce.cnoncrY;O3..) SOP C'Ev. c4e .r.&.rrE (Po Cov,s�c ucVi or COO -P S-1 caes="Tr ■ my iYi a iY\PaNS Iii r(11:1 0 A Re►r„b..r...c enA. 1)44-c-;ric A l5 ( R�sola ion 4�-&3J . fYlinr •V�r. a•`1(ibeo - Olpex 4. 1 f!coo c c title •S( 10ao cek nc .40 Cizsr EsA;n. e $);Rs-D PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential ApplicationiPlanning 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 . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City 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: BRZr;D 4 CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT (ODE)INTERNET ADDRESS: www.ci.dgard.or.us H:Ipatty\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: 1)Ri c) ::L. 1 Date: 10/ 6-1 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: GC 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 8V2 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 hApatty‘masters\checklistdoc (UPDATED: 26-Jun-02) %'X Existing Conditions Map • Parcel boundaries, dimensions and gross area ❑ • Contour lines(2' intervals for 0-10%slopes or 5'for slopes>10%) ❑ • Drainage patterns and courses on the site and on adjacent lands ❑ • Potential natural hazard areas including: • Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ ♦ Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ ♦ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ ♦ Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with?6"caliper measured 4'from ground level ❑ • Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ • Locations of existing dedicated right-of-ways ❑ Locations of driveways on adjacent properties and across the street ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ • Names, addresses and telephone numbers of the owner,developer,engineer surveyor and designer(as applicable) ❑ • Scale, north arrow and date Cl 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:lpatty\masterslchecklist.doc (UPDATED: 26-Jun-02) Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ ♦ Structures and their orientation ❑ City of Tigard Land Use Application Checklist Page 3 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) • Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces,decks, shelters, play areas,and common open spaces El 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:lpatty4nasters\cheddistdoc (UPDATED: 26-Jun-02) PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION < city ot Tigard Oregon Community Development Shaping A Better Community PUBLIC FACILITIES Tax Maptsl: 2S101AB Tax lofts]: 1502 Use Type: SF to Office Conversion The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Hermoso Way to 30 feet from centerline (Tigard Triangle Local Street) ® SW Hermoso/Beveland Corner to 25 feet radius, or at least match the radius at the opposite corner. SW to feet U SW to feet Street improvements: ® Half street improvements will be necessary along SW Beveland Street, to include: • 18 feet of pavement from centerline to curb (Triangle Standards) N concrete curb N storm sewers and other underground utilities N 6-foot concrete sidewalk with planter strip. NI street trees in planter strip, spaced per TDC standards. CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section - ® street signs, traffi mtrol devices, streetlights and a tw gar streetlight fee. ® Other: Improvements are required to this roadway now because of the conversion and the need for access. Additional improvements to Hermoso Way will be required later on when the future Class A office building is constructed. street improvements will be necessary along SW , to include: I I feet of pavement concrete curb ( J storm sewers and other underground utilities I -foot concrete sidewalk street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement [ I concrete curb [ storm sewers and other underground utilities [ ( -foot concrete sidewalk [ I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities ( I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: [ I street improvements will be necessary along SW , to include: [ feet of pavement CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section • concrete curb storm sewers and other underground utilities I 1 -foot concrete sidewalk I street trees (7 street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Beveland Street. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Beveland Street and in Hermoso Way. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the building to the public sewer if not already connected. This property is subject to Sanitary Sewer Reimbursement District #15. Prior to final inspection and occupancy, the assessment for this property shall be paid in full. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Tualatin Valley Fire and RE ie District (South Division) [Conta Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention will be required if the impervious area is increased by over 5,000 sf. The applicant's plan must show how they will accommodate any new runoff generated from new impervious areas to be added. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. I Payment of the fee in-lieu. An onsite water quality facility is required if the onsite impervious area is increased by over 1,000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. A traffic impact report is required. For this interim conversion, the report need only address trip generation that would contribute trips to the following intersections: 72nd/Dartmouth, and 68th/Dartmouth. TRAFFIC IMPACT FEES CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section Ili 1990, Washington Count lopted a county-wide Traffic Imps •ee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development basea on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for change of use. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Permit (BUF This permit covers only the constr on of the building and is issued after, or concurrently wiifi, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: to Z b ENGI ER[ G DEPART ENT STAFF DATE Phone: 15031639-4171 Fax: [5031624-0752 t\engtbnanr\templates\preap notes eng dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section 09-11,2002 10:57 FAX 5035981960 CITF OF TIG.9RD 2002 A PRE-APPLICATION it41.1" CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION FO�t STAFF USC ONLY Applicant: jge/-47/ V Cv6"J'C�1 - 2 [Address: L or" 6 C o+-,- "/ Phone'(C Or12f /[CeseNo.: e-6, ‘2...(x Ufa 2a) // Kral e ' Z1p: . ?�2G i— Receipt No.: City:__l�"�P e� – �7° Application Accepted By: Contact Person: '3e/41 L.T� is 7h/4Phone: cF‘ z c.A7/ Dats: ,N ��il_Z- Property OwnerfDeed Hoider(s):_ r iic//C ' / /��oZ DATE OF PRE-APP.: TIME'OP'PRE-APP.: 67= ) Address:2( 6 nJ J' � U Phone: PRE-APP.HELD WITH: City: / /-5.Ge �/ Zip: 97 22,-,1 RSV.7/1/2002 turpInNmesteraVevIsed\Pee-APPRegUestdOC Property/// Address/LOpt)On(s): 7J 6 (� `f�- — _ C7- et. — / -, -/^� REgUIRED SUBMITTAL ELEMENTS 1 • (Nom applications will not be accepted 1 — — -- without the required submittal elements) 1 Tax Map&Tax Lot#(s): ��`� �'r3" 0 fn.O` _ I p /Y1� °al (hutc, 1❑ Pre-Application Conf.Request Form Zoning; / ', I � i I 2 COPIES EACI�OF THE FOLL WING Site Size:_ ,LILIJ.I r // Ai I 0 Brief Description of the Proposal and I any site-specific questionslissues that PRE-• •P = ON ONFERENCE 1 s ;ill • 1 you would IiKe to have staff research 1 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 1 Site Plan. The site plan must show the minimum of one (1 week _prior to officially_scheduling $ proposed lots and/or building layouts I ire-arolicatiprt confamtc.ii dateftime to allow staff ample time to drawn to scale. Also, show the location I prepare for the meeting. of the subject property in relation to the i nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. ,] esdy__71 ursd n_rnomir Pre-application conferences are (] The Proposed Uses. I p j11 hour Iona and are typically held between the hours of i❑ Topographic Information. Include _00-11:00 Contour Lines if Possible. I PRE APPLICATION CONFERENCES MUST BE SCHEDULED IN 0 If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MO1 QPOLg project, the applicant must 8:00-4:00/MONDAY-FRIDAY. I attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE I the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code)_ i ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE '0 Filing Fee$200.00 GROUP. _ Pre-Apps (CD Meetings) October2002 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 Thursday, October 03, 2002 8:00 8:30 9:00 1Pre-app Jacobson 503-892-9301 SDR 9:30 10:00 Colton 22-lot subdivision 10:30 11:00 Pre-app appt Ken Gertz 5 lot Subdivision 11285 SW 92 11:30 Ave. 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 9:22AM Monday, September 23, 2002 DESCRIPTION OF PROPOSAL Currently the subject property is being used as a personal residence despite the current mixed-use zoning. The proposal is to convert the residence into an office for 2-3 attorneys. The residence currently has three bedrooms on the main floor,which we intend to convert into offices. The daylight basement level would be left basically untouched. We intend to expend as little as possible on the conversion of the existing structure. Basically undertaking only simple cosmetic improvements, such as painting and floor refinishing, with no structural changes. After 2-5 years of occupancy our intentions are to tear down the existing structure and build a class A office. SPECIFIC QUESTIONS 1) What are the various requirements and associated costs of changing the occupancy to office use? 2) Are there any assessments and/or local improvement districts associated with this property? 3) Will sidewalks be required to be poured at this time or is it possible to complete those types of improvements in 2-5 years when the class A office is built? 4) What is the minimum and maximum parking ratios for the subject property? 5) The lot appears to be approximately 17,500 square feet. How large of an office building could be built on a lot of this size?Considering the slop of the lot it appears that it would be a two story building with parking on the lower level and on the Hermosa street level. We hope to be able to build a 7,000-8,000 square foot building. PROPOSED USES Professional office for 2-3 attorneys. i ai = it hie is • N, 04 .• as ' a I d 1502 4 • II ,,,,___:___,, ,, a . I% ii; i 2 Al it ? VW N I P e swv ac tl rfi t � N k reit gao20 i 01 ktj 2./A 41 40 4 lit *`.g r itai Se W. 11 2701 12o ' 2 702 0 .:...., 8 _______25_, . _ ( I4I U9/18/ZUU. 113:U1 rriS 503511419 cAll Ur 11G,.UW L/juu: -.'-----'"-'--'—.-- --"J i xt-) ‘° -'‘::4 1 ‘,... $ cy t ..-- "_ ==.--------"--+ -•---. 1 11 ......"'ille 1°':0 4 dr*:v o r6--------= .... , G .• / T Q /w DO; ID ct / r - �a N0 fit• L. 'Th' ' > ,/ .... '-.rr i • a \ I . - 11b ..., ........, .... /-- --- ..-- \ \ -‹ a.- 4 11P. i6:iwgri%We kittr‘iiii4t 1� itq *- !II** iiiilabWir. ,, roo.-- 1-:-- %...emii.p 1 , . .. .,,., mow all . imp, ,.. ALtiii.rai„,. .„,„. 4%,,,,,, ,,,,, .2.1p, dills. Washington County,Oregon' 2004-003894 - RETURN RECORDED DOCU' 'TT TO: 01"-"3004 09:47:56 AM . CITY HALL RECORDS DEPE LENT, r Cnt■1 Stn■21 RECORD61 CITY OF TIGARD $1. 46.00$11.00•Total■$32.00 13125 SW Hall Blvd. Tigard,OR 97223 00518668200400038940030037 I,Jerry Hanlon,Director of A mint and Taxation • and Ex-Officio County Clerk for Washington County,Oregon,do hereby certify that the within Instrument of •„ : writing wa.received and recorded in the book of '� ;�' � CORPORATION records of said county. rt�T '' Jerry R.Hanson,Director mint and Taxation, ° Ex-Officio County Clerk File No.�J DR- 2-00 3 — 60°07 DEDICATION DEED FOR ROAD OR STREET PURPOSES Space above reserv-i for Was ington County Recording informal. /V er,iiOso L.LC_ does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on,over,across,under, along, and within the following described real properties in Washington County,Oregon: Attached Exhibit"A” To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. Ehitepf gasc 85 ercidi-ci The grantors h eby covenant that they are the owner in fee simple and the property is free of all liens and encumbrance , they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this=Jed day of C9'c.c,e .ber ,20 03 . /geri1ms4 L.L C, 74 Name of L,m 4)4 hi.46•44y C a ty Signature 7..‹ ,.5- 5.4/. h��cfr.'wsa &ma y / lee-W&C Address Title ;o7.�, 111i 97;-, 3 Signature i°O ' x/J?6, Loft- d()Juno, e/4 9-7o3S Tax Statement Mailing Address(ifijfer t from above) Title STATE OF OREGON ) )ss. County of Washington ) This instrument was acknp}wledged before me on /2. Z z/. ./ (date)by /?f '# W. / c//er (name(s)of person(s))as /27e/27 6 c.-- (type of authority,e.g.,officer,trustee,etc.) of G,-7,2d w 6G C (name of party on behalf of whom instrument was executed). �" CI-f-ICI„L514L r:�'. , 474i x 'tie' BEBNT A.JACOBSEN ' 'Notary's Signature ,`"^ = NOTARY PUBLIC-OREGON I COMMISSION NO.346564 My Commission Expires: /`(r� (f' ., MY COMI��iSSloN IXPiRES JULY is,2095 I;) Accepted on behalf of the City of Tigard this 2.2'^ day.of Dt ec...e1o„-,r ,20 03 Q f . , City Engineer I:\ENGPubIk rormsiDedicalionDeedROW-Corp.dot ill 11111 1111111 111111 ill ill 2004-3894 LEGAL DESCRIPTION SW HERMOSO WAY ADDITIONAL DEDICATION BEING A PORTION OF LOT 22 OF THE PLAT OF"HERMOSO PARK",RECORDED IN BOOK 16, PAGE 48,PLAT RECORDS OF WASHINGTON COUNTY,LOCATED IN SECTION 1,TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, WASHINGTON COUNTY, STATE OF OREGON,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID LOT 22, SAID POINT BEING ON THE WESTERLY RIGHT-OF-WAY LINE OF S.W.HERMOSO WAY,THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE SOUTH 5°34'00"WEST A DISTANCE OF 99.80 FEET;THENCE ALONG THE ARC OF A 20.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 90°00'00" A DISTANCE OF 31.42 FEET TO A POINT THAT BEARS SOUTH 50°34'00" WEST A DISTANCE OF 28.28 FEET FROM THE LAST DESCRIBED POINT, SAID POINT BEING ON THE NORTHERLY RIGHT OF WAY LINE OF S.W. BEVELAND ROAD;THENCE ALONG THE NORTHERLY RIGHT-OF-WAY LINE OF BEVELAND ROAD NORTH 84°26'00" WEST A DISTANCE OF 3.00 FEET;THENCE LEAVING SAID RIGHT-OF-WAY LINE ALONG THE ARC OF A 18.00 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 90°00'00" A DISTANCE OF 28.27 FEET TO A POINT THAT BEARS NORTH 50°34'00"EAST A DISTANCE OF 25.46 FEET FROM THE LAST DESCRIBED POINT;THENCE NORTH 5°34'00"EAST A DISTANCE OF 101.80 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 22;THENCE ALONG SAID NORTHERLY LOT LINE SOUTH 84°26'00"EAST A DISTANCE OF 5.00 FEET TO THE POINT OF BEGINNING. CONTAINING 583 SQUARE FEET MORE OR LESS. DEC 16, 7989 DAVID A. FOSTER RENEWED THRU 12/31/2005 111111111111111 111111 1111 III • 2004-3894 EXHIBIT "A ' (SKETCH) SW HERMOSO WAY/SW BEVELAND ROAD ) ADDITIONAL DEDICATION PORTION OF LOT 22"HERMOSO PARK" S 84`'26'00"E 1 (BOOK 16, PAGE 48) 5.00' ^N. LINE OF LQT2.-- LOCATED IN SECTION 1, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, WASHINGTON COUNTY, CITY OF TIGARD,OREGON ' DATE: DECEMBER 17,2003 25' 20 0 20 40 60 I SCALE 1" = 20' I ci' < I 0 b 0I 6 co LOT 22 Q w "HERMOSO PARK" o p•:i- o I z rn _ DELTA = 90°00'00" I RADIUS = 18.00' Co , LENGTH = 28.27' I CHORD = 25.46' CHORD BEARING = N 50'34'00"E _ 25' I • I !f f 1 ; ; I DELTA = 90'0000" 84°26'00"W RADIUS = 20.00' co 3 00` LENGTH = 31.42' CHORD = 28.28' CHORD BEARING = S 50'34'00"W 1______S. `BEVELAND R I ----___L_— SHEET 1 - LEGAL DESCRIPTION SHEET 2- SKETCH "" 4vn.j 15.19 5036256179 PRrnE CISPOSAL CCMPM PAGE p*R *1*D*E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 November 7,2003 Bayard Mentrur Architecture Incorporated 2858 NW Santanita Terrace Portland, OR 97210 FAX: 503-248-0879 • Re: 7565 SW Hermosa Way Tigard,Oregon Dear Bayard, This letter is to veriry that Pride Disposal is the service provider for this location. Upon review of your plans for conversion of the residence into a law office, we have determined that the storage of garbage and recycle totes in the garage at this location would be appropriate. It will be the responsibility of the occupants to move the containers to curbside for weekly service. Contact us if you have any questions. Sincerely, Julia Fletcher Commercial Sales/Public Relations Pride Disposal 503-625-6177 ex 170 ma c; P fd on 100%reeya(ed per.