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SDR2002-00008
EXPIRED SDR2002 - 00008 REA OFFICE BUILDING NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00008 AA-a►' CITY OF TIGARD REA OFFICE BUILDING Community Development Sfiaping A Better Community 120 DAYS = 12/01/2002 SECTION I. APPLICATION SUMMARY FILE NAME: REA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00008 PROPOSAL: The applicant is proposing to convert a 1,174 square foot single-family residential structure into an office building. No expansion of the existing structure is currently proposed. OWNER: Ken Rea APPLICANT'S REP: Ed Murphy & Associates PO Box 230365 Attn: Ed Murphy Tigard, OR 97281 9875 SW Murdock Street Tigard, OR 97224 LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-p zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 1 OF 20 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with-the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Submit a plan showing a 4-foot wide walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not cross the accessway greater than 36 feet. 2. Show the proposed walkway constructed with a hard surface material. 3. Provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 4. Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. 5. Provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. 6. Provide a plan showing directional signs indicating the location of the bicycle parking structure. 7. Provide a detailed lighting plan for the exterior of the proposed development. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Eiger, 639-4171, ext. 2471) for review and approval: 8. Prior to issuance of a site permit, additional right-of-way shall be dedicated to the Public along the frontage of Tigard Street to increase the right-of-way to 27 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. 9. Prior to issuance of a site permit, the applicant shall pay funds to the City in the amount of $14,200.00 for the future construction of a half-street improvement in Tigard Street adjacent to the frontage of the subject site. 10. The applicant shall either place the existing overhead utility lines along SW Tigard Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 2,448.00 and it shall be paid prior to issuance of the site permit. 11. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 2 OF 20 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 12. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property was previously converted from single-family to a commercial office building without City of Tigard land-use approval. Therefore, this land-use approval is being issued to bring the property into conformance. Vicinity Information: Property to the north and southeast and west are zoned Industrial Park; I-P. The area is predominantly developed with industrial uses. Site Information and Proposal Description: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.705 Access Egress and Circulation)i 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 3 OF 20 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Industrial Zoning District: Section 18.530.020 Lists the description of the Industrial Zoning Districts. The site is located in the I-P: Industrial Park District. Development Standards: Section 18.530.040.B States that Development standards in commercial zoning districts are contained in Table 18.530.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P Proposed Minimum Lot Size None 19,485 sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft 88.66 ft. Minimum Setbacks -Front yard 35 ft[6] 88 ft. -Side facing street on corner&through lots[1] 20 ft - -Side yard 0/50 ft. [3] 6 ft. --Rear yard 0/20 ft[3] 86 ft. -Distance between front of garage&property line abutting a public or private street. - - Maximum Height 45 ft >45 ft. Maximum Site Coverage[2] 85% 75% Minimum Landscape Requirement 25% 52% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the I-P zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Tigard Street. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 4 OF 20 Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed at this time. Therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Tigard Street, which is a public street that will be maintained as a public street. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans submitted, a concrete walkway will extend from the main entrance of the subject building to SW Tigard Street. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 5 OF 20 The applicant has proposed a 4-foot walkway extending from SW Tigard Street to the front door of the existing building. However, the above standard requires walkways to 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. Walkways may not cross traffic aisles for distances greater than 36 feet. The applicant's proposal is to dedicate a 4-foot-wide portion of the existing access to create the required walkway. The applicant has not proposed any separation between the access to the site and the walkway, and the portion of walkway within the access isle extends greater than 36 feet. Therefore, the applicant is required to submit a plan showing the walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not cross the accessway greater than 36 feet. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to resubmit a plan showing a pedestrian walkway separated from the existing access isle. Therefore, the applicant will also be required to show the proposed walkway constructed with a hard surface material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The site is currently developed with a 30-foot-wide access drive with 24 feet of pavement, which meets this criterion. Therefore, this standard is met. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 6 OF 20 The access to the subject property is pre-existing and is not considered hazardous or constitutes a clear and present danger to the public health. Therefore, no access restriction is required. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION: Submit a plan showing a 4-foot wide walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not extend into the accessway greater than 36 feet. Show the proposed walkway constructed with a hard surface material. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has agreed to pay funds for future street improvements, which includes street trees. Therefore, this standard has been met. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The proposed office is a ermitted use within the Industrial park zone and abuts the same industrial zone on three sides. As such, it is not subject to any required screening standards of the TDC or the buffering requirements of Table 18.745.1. Therefore, this criterion has been satisfied. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The associated parking area is to the north of the subject site. The parking area is screened from the abutting property to the east by the existing concrete tilt-up building. The parking area is screened from the southern abutting property by the existing home that the applicant has converted to an office building. The parking area is screened from the western abutting property by a 30-foot wide landscaped area with existing deciduous trees. However, the parking area is not screened from SW Tigard Street. Therefore, the applicant is required to provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 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; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 7 OF 20 Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one 1) of the following four (4) methods to demonstrate compliance: Minimum Standard;Waste Assessment; Comprehensive Recycling lan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated in the narrative that trash and recycling is wheeled to the curb in standard residential collection bins. However, applicants are required to address one of the four methods of mixed solid waste and recyclable storage and collection of the Tigard Development Code. 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 facility on the proposed site is pre-existing. Therefore, this standard does not apply. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 8 OF 20 CONDITION: Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The applicant will have a total of seven (7) parking stalls, which will all be located onsite. Therefore, this standard 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. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e, that with the largest proportion of total floor area within the development at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required-tor 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. The subject site is not considered a mixed-use. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and van ool 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 carpoolslvanpools 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 9 OF 20 The site has a total of 7 parking stalls. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 7 parking stalls, 1 of which is ADA compliant. According to ADA standards, parking lots with 1 to 25 parking stalls must provide 1 ADA accessible stall that is 9 feet wide with an 8-foot access aisle. 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 excludin single-family and duplex residences, except as provided by Subsection 18.810.030 groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. All parking stalls are shown to be constructed with wheel stops. Therefore, this standard has been satisfied NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 10 OF 20 Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that all 7 parking stalls will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. The table indicates a minimum of 2 bicycle parking stalls is required. The subject building is approximately 1,174 square feet. The applicant has indicated on the site plan that two bicycle-parking stalls will be provided for the proposed use. However, because the bicycle parking cannot be seen from SW Tigard Street, the applicant will be required to provide a plan showing signs indicating the location of the bicycle parking structure. Bicycle Parking Design Requirements: Section 18.765050.C. The following_ design requirements apply to the installation of bicycle racks: The racks required -for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, the applicant will be required to provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 2 spaces, which has been conditioned above. 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 11 OF 20 Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for a 1,174 square foot conversion from a single-family home to an office use. Therefore, no loading spaces for the distribution of materials by truck is necessary. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Provide a plan showing directional signs indicating the location of the bicycle parking structure. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. Therefore, this standard does not apply. FINDING: Based on the analysis above, the tree removal standards have been fully met. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 12 OF 20 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); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). The proposed subject building is approximately 33 feet from the nearest building located on the adjacent parcel to the east, thus providing adequate light, air circulation, and fire-fighting access. Trees have been addressed earlier under Chapter 18.790. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. According to the narrative, the front of the office building is clearly visible from the street. The front doorway is well lit with wall mounted exterior lighting. The mail box is located near the street. Access to the rear of the property is limited by fencing, the large building to the south, Fanno Creek, and other properties. Therefore, this standard has been met. Based on the comments in Section VII (Other Staff Comments) provided by the Tigard Police Department, the applicant shall provide a lighting plan for the exterior of the proposed development. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 13 OF 20 Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Tigard Street, which is not a Tri-Met transit route. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (I-P) Industrial Park Zoning District have been addressed earlier in this decision under Section 18.530.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section has not been met. CONDITION:The applicant shall provide a detailed lighting plan for the exterior of the proposed development. D. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route (no bike lanes) to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Tigard Street, which is classified as a neighborhood route with no bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW along this roadway at this time, according to the most recent tax assessors map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from centerline. The applicant's plans show that they would dedicate to provide up to 30 feet from centerline, but that dimension assumed a minor collector designation. Since the preapplication conference, the Council has adopted the TSP and the new classification for Tigard Street is in effect. Therefore, the applicant need only dedicate enough ROW to provide 27 feet from the centerline. SW Tigard Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(5) states that the City may accept a future improvement guarantee in-lieu of street improvements if the nature of existing development on adjacent parcels is such that it is unlikely that street improvements would be extended in the foreseeable future. Also, such a guarantee would be acceptable if the NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 14 OF 20 improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. The adjacent parcels of land are mostly developed, and there are no City projects scheduled for widening the roadway in the near future. In addition, although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Based on these code provisions, Staff therefore recommends that the applicant be required to provide a future improvement guarantee in lieu of street improvements. The form of such guarantee should be monetary in nature and equivalent to the estimated present value of a half-street improvement along the site frontage. The applicant's engineer produced an engineer's estimate of a half-street improvement and submitted this estimate for City review. Staff met with the applicant to discuss the details of the estimate and came to agreement on a value of $14,200.00 for the future half-street improvement. Prior to issuance of the site permit, the applicant shall pay to the City $14,200.00 which will be placed in a specific fund for Tigard Street. Payment of these funds would satisfy the applicant's obligation under 18.810.030(A)(1). 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. By paying the City funds to cover a future half-street improvement of Tigard Street along the site frontage, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in Grant Avenue that presently serves this site. No further public sewer improvement work is necessary. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no public drainageways that flow onto 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 NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 15 OF 20 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). The additional impervious area for this development is approximately 3,100 square feet (sf). CWS standards provide that if a development adds less than 5,000 sf of new impervious areas, then onsite detention is not necessary. Therefore, this development will not be required to construct an onsite detention facility. Stormwater from the development presently sheet flows to the southeast, over and through a gravel area behind the house structure and then infiltrates into the vegetated area south of the gravel area. The existing contours indicate that this is historically the direction of runoff, towards Fanno Creek. The applicant proposes to continue the existing conveyance pattern, but add a water quality swale to treat the runoff that was added by the 3,100-sf addition of impervious surfaces. The applicant's engineer calculated that infiltration in the gravel area would treat and disperse a good portion of the runoff. The remainder will be conveyed into the swale where it will be additionally treated and infiltrated into the soil. Any runoff that should flow beyond the boundaries of the swale will be infiltrated into the soil in the existing vegetated area to the south of the new swale, as it does presently. Staff is satisfied that the onsite conveyance system will adequately convey, treat and disperse the incremental runoff that was created by the existing site improvements. 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. Tigard Street is not classified as a bike facility. Therefore, this section will not apply. 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. 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. Not applicable. 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 • Tprovide the underground services; he City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 16 OF 20 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Tigard Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet; therefore the fee would be $2,448.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is presently served from the City's public water system. No additional public water line improvements are 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 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's plans show they will treat their onsite stormwater in an infiltration area and vegetated swale. The engineer s preliminary calculations indicate the proposed method will adequately treat the small amount of new impervious area created by the development. 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. Grading and Erosion Control: CWS 6esign 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 17 OF 20 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 five or more acres 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. This site is less than five acres in size, so a NPDES permit will not be required. The Building Division as a part of the site permit review will review the grading plan. 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 $1,980.00 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $6,187 ($1,980 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $4,207. In order to meet the City's access standards, the applicant has agreed to pay a fee-in-lieu for the future street improvements along SW Tigard Street since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $16,648.00 ($14,200.00 for half-street improvements plus $2,448.00 for fee in-lieu of undergrounding existing overhead utilities). Based on this estimate, it would appear that the cost of the improvements is not roughly proportionate to the unmitigated impact. However, the applicant made a decision to meet the access standard by paying the fee in-lieu. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department has reviewed the proposal and has offered the following comment: If the widening of the driveway and/or sidewalk infringe on the existing trees, then protection for the tree roots must be provided. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 18 OF 20 The City of Tigard Operations Manager has reviewed the proposal and has offered the following comments: • Request backflow device be installed directly behind water meter, per City ordinance and public improvement design standards. • City of Tigard will relocate meter to property; owner to replace back side of water meter. The City of Tigard Police Department has reviewed the proposal and has offered the following comment: • Request lighting plan for exterior of proposed development. SECTION VIII. AGENCY COMMENTS Washington County Land Use Department has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has no objections to it. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schdule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 19 OF 20 THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 25, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. .% --1 September 11, 2002 ilk PREPARE :0 T -s. . - , eidegger DATE Assistant Planner September 11, 2002 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager I:\curpin\ma th ew\s d r\S D R2002-00008.d e c.d of NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 20 OF 20 -111 uk ` , O _4 :-._�_. I CITY of TIGARD lik � �`. 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',...e / \ -,........ // 'V— ■ -.... -„ / -,,, CITYOF TIGARD + SDR2002-00008 SITE PLAN N REA OFFICE BUILDING (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00008 1.-hi CITY OF TIGARD REA OFFICE BUILDING Community Development Shaping A Better Community 120 DAYS = 12/01/2002 SECTION I. APPLICATION SUMMARY FILE NAME: REA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00008 PROPOSAL: The applicant is proposing to convert a 1,174 square foot single-family residential structure into an office building. No expansion of the existing structure is currently proposed. OWNER: Ken Rea APPLICANT'S REP.: Ed Murphy & Associates PO Box 230365 Attn: Ed Murphy Tigard, OR 97281 9875 SW Murdock Street Tigard, OR 97224 LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-p zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 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 11, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2002 UNLESS AN APPEAL IS FILED. Aea_l: 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 25, 2002. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. idll -AI ii(cp.._ -„,TIGARD t�.P,,P I ■ _, =AN VICINITY MAP ME Ilk �� E#r R NE M , \< SDR2002.00008 I'1'1•t. �l�%��`� �I r��; REA OFFICE BUILDING •s 1!RV - '1`''. 7■74/...11W V4V VjK ' WIN** iih. 4 FA.V,,---ili On 'W.,* 0 kg till IIIFIIII1Ab • 4P I 4111041t4 i 110 .c; t..2,-.:...st. .4"; kift 4 -.4W, 4. 4 it ‘ 4 1111 m , A'S. ,..4.0... .._ , * 4 0 • ,• , 1Y ..oe xM Aw #.„, ► ,• eS CNy ofTieard pip WA'I I A& 1 0 4/:#A M1..I.rn..o4.px.Y. w Z � \ O 5 `pT 5 /9 \fW T/c4� > 4..' / „5-'i' ` .�;I lore '../4' �'. -. J ,s,:..,1 i// *,,oc--0:,<1`,.:y AN. ,,, :,/ --- cc I i ! acw/' J U CITY OF TIGARD Nt SDR2002-00008 SITE PLAN N REA OFFICE BUILDING (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 DEVELOPMENT REVIEW O .ilia CITY OF TIGARD Community Deve(opment Shaping Better Community DATE OF NOTICE: June 5, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00008 Type II Land Use Application FILE NAME: REA OFFICE BUILDING PROPOSAL: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. 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 JUNE 19, 2002. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JULY 18, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY of TIGARD Li w•-• -',IIILr� • VICINITY MAP MligijA NIL 1 ,. . 111.111=111 AT, in : �' liuu . •j�I��: r„ REA OFFICE BUILDING i..r • E Mr Ilya II Z:c1 147 II r# 1/AilW gio 7ft. * .44-10. deAl A/10111,- 110 jprait NI te,, 11111" ‘P, );11 .4114‘ WO. titl .7) t414 1St * ##*A.# 1 0 200 400 600 •41 LS4City of.1410 MpM 02.M14199199 09w1929nw.bwwu.0i.i.n. 1$12$17/11994 ,..OR.I1]) 09.9,7, REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: July 16, 2002 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2002-00008, Rea Office Building Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route (no bike lanes) to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Tigard Street, which is classified as a neighborhood route with no bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW along this roadway at this time, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from centerline. The applicant's plans show that they would dedicate to provide up to 30 feet from centerline, but that dimension assumed a minor collector designation. Since the preapplication conference, the Council has adopted the TSP and the new classification for Tigard Street is in effect. Therefore, the applicant need only dedicate enough ROW to provide 27 feet from the centerline. ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 1 SW Tigard Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(5) states that the City may accept a future improvement guarantee in lieu of street improvements if the nature of existing development on adjacent parcels is such that it is unlikely that street improvements would be extended in the foreseeable future. Also, such a guarantee would be acceptable if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. The adjacent parcels of land are mostly developed, and there are no City projects scheduled for widening the roadway in the near future. In addition, although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Based on these code provisions, Staff therefore recommends that the applicant be required to provide a future improvement guarantee in lieu of street improvements. The form of such guarantee should be monetary in nature and equivalent to the estimated present value of a half-street improvement along the site frontage. The applicant's engineer will need to produce an engineer's estimate of a half-street improvement and submit for City Engineer review. The City Engineer will make the final decision as to the value of the half-street improvement. Prior to issuance of the site permit, the applicant shall pay to the City the amount approved by the City Engineer. Payment of these funds would satisfy the applicant's obligation under 18.810.030(A)(1). 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. By paying the City funds to cover a future half-street improvement of Tigard Street along the site frontage, the applicant will meet this criterion. 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 SDR 2002-00008 Rea Office Building PAGE 2 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in Grant Avenue that presently serves this site. No further public sewer improvement work is necessary. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no public drainageways that flow onto 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). The additional impervious area for this development is approximately 3,100 square feet (sf). CWS standards provide that if a development adds less than 5,000 sf of new impervious areas, then onsite detention is not necessary. Therefore, this development will not be required to construct an onsite detention facility. Stormwater from the development presently sheet flows to the southeast, over and through a gravel area behind the house structure and then infiltrates into the vegetated area south of the gravel area. The existing contours indicate that this is historically the direction of runoff, towards Fanno Creek. ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 3 The applicant proposes to continue the existing conveyance pattern, but add a water quality swale to treat the runoff that was added by the 3,100-sf addition of impervious surfaces. The applicant's engineer calculated that infiltration in the gravel area would treat and disperse a good portion of the runoff. The remainder will be conveyed into the swale where it will be additionally treated and infiltrated into the soil. Any runoff that should flow beyond the boundaries of the swale will be infiltrated into the soil in the existing vegetated area to the south of the new swale, as it does presently. Staff is satisfied that the onsite conveyance system will adequately convey, treat and disperse the incremental runoff that was created by the existing site improvements. 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. Tigard Street is not classified as a bike facility. Therefore, this section will not apply. 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. 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. Not applicable. 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 ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 4 facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Tigard Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet; therefore the fee would be $ 2,448.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is presently served from the City's public water system. No additional public water line improvements are necessary. ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 5 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show they will treat their onsite stormwater in an infiltration area and vegetated swale. The engineer's preliminary calculations indicate the proposed method will adequately treat the small amount of new impervious area created by the development. 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. 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. 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 five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 6 from the City prior to construction. This permit will be issued along with the site and/or building permit. This site is less than five acres in size, so a NPDES permit will not be required. The Building Division as a part of the site permit review will review the grading plan. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a site permit, additional right-of-way shall be dedicated to the Public along the frontage of Tigard Street to increase the right-of-way to 27 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. Prior to issuance of a site permit, the applicant shall pay funds to the City for the future construction of a half-street improvement in Tigard Street adjacent to the frontage of the subject site. The applicant's engineer shall prepare an engineer's estimate of the present-day costs for this improvement. The City Engineer must review and approve the estimate before a final fund amount can be established. The applicant shall either place the existing overhead utility lines along SW Tigard Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 2,448.00 and it shall be paid prior to issuance of the site permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. ENGINEERING COMMENTS SDR 2002-00008 Rea Office Building PAGE 7 ��o°l l°w/N E l° D l TIO : h ' Y N S SHALL BE S AT I S F O PR/of? l ° A F N A l Bw ING INSPC p N'Su e the Engineering Department(Brian Ra 9er, 63 9,4171, ext. 318 for review appro an nsure con p/ianc nsh Clean Water Services design and construction s lords Spplicaall th r �� ole on dgniCatione private water quality facility to the and visual observati on of the water quality fa cilit y for complan ce with the deli 9na s pecifications These i sp i ons shall be significant stages, �a ompletio n of the construction. Prior to fin al building inspection, the de sign engineer shall pr ovide th e City of(Inspection Supervisor) with written confirmation that the water facility is in compliance wit h the design an d spe cifi c?tio Staff Contact. Nap Watkins, Building Division.nr;93331usrdeptsie sir;anrycommentsl$dlsdr?00?0000800 ENGINEERING COMMENTS SDR 2002-00008 i Rea Office Building PAGE • REQUEST FOR COMMENTS CITY Of TIOARD Community cDevethpment Shaping Better Community DATE: lune 5,2002 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2437) Phone: (503)639-4111/Fax: (503)684-1297 SITE DEVELOPMENT REVIEW MDR)2002-00008 If 1 - REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 2.12(uw-a-F ()►ce 'Q \ Act'e(4- t Fti,� Lu-ty ( cv cl Ir ct c ' PL,..6 tA7, Srr rpJtv-..c.%--1 CV-45-A Ek-tActc zt:-1. cL "� ! L Cu L[/ /' /u C/ 1ieti 42) ✓ Creel-cc- /71) 44_,IL 5C °7° G✓ -rte Name & Number of Person Commenting: 411191k WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350-13 Hillsboro,Oregon 97124 (503)846-8761 •FAX:(50393)846.2908 July 1, 2002 Mathew Scheidegger, Assistant Planner City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 FAX: (503)684-7297 RE: REA Office Building City File Number: SDR 2002-00008 Tax Map and Lot Number: 2S102BA/ 901 Location: 9570 SW Tigard Street Nifilirr•Ons • c••■ft 7/41■ Washington County Department of Land Use and Transportation has received notice of the above noted application but will not be submitting any requirements/conditions. The project site is not adjacent to County-maintained road sections. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-8131. 7 2. i • Anne LaMounta n Associate Planner \\LUT 1\DATA1Shered\LDS\W PSHARE\TRANSP\TI G\REAnoCOM M.doc TO •d SO:ST ZOOZ T InC 8062-9V8-2OS:X2d (13Q QNd1 OD HSd('1 46+ REQUEST FOR COMMENTS C,oFnOARD Community(Development Shaping Better Community RECEIVED PLANNING DATE: lune 5,2002 JUL 1 0 2002 TO: Daryl Jones,Senior Plans Examiner CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 Phone: [5031 639-4111/Fax: [5031 684-1291 SITE DEVELOPMENT REVIEW[SDR]2002-00008 REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: J' f re-dfeQe1 urtA'Qv Ur , +-0, Code -rot. F2u ;ld �K, Cor<cevLre .17n4 4-Cte° f0;41 +a U.?? C Chy f-fr 11 r rfV ;.' r, Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Sjaping Better Community }vL A- '/k/ DATE: June 5,2002 RECEIVED PLANNIN'J �' TO: Barbara Shields,Long Range Planning Manager 1.-%'1c� JUN 2 8 2002L FROM: City of Tigard Planning Division ccTY OF-WARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2437) Phone: 15031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW MDR)2002-00008 .- REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure i _currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE:, I-P: ;Industrial Park District. The I-P zoning district provides appropriate locations for combining lig'ti --manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: • • REQUEST FOR COMMENTS CITY OF IOARD Community cDeveCopment Shaping Better Community DATE: lune 5,2002 RECEIVED PLANNING TO: John Roy,Property Manager/Public Works Department JUN 2 5 2002 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 Phone: [503)639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2002-00008 REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. ji Written comments provided below: (91F 1141 uJ il4 of rife- Aktt/FIJAY 410k 5(0CWOct INF rA1tE oN TI+E 04tsrr rftc -s` a l 7f-f-e TH i k-T t L M u57 B� Name & Number of Person Commenting: j REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping (Better Community DATE: lune 5,2002 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Public Works Department JUN 0 7 2002 FROM: City of Tigard Planning Division CITY OF TiGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x2431) Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MID 2002-00008 REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: l IEEE 7P to r-EcT(D& P 144NS kE u t( _ 1A1 A--Trrov Name & Number of Person Commenting: REQUEST FOR COMMENTS CITY OFTIGARD Community Deve(opment Shaping Better Community DATE: lune 5,2002 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer JUN 0 6 2002 CITY OF Ti3ARL. FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 Phone: [5031639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 2002-00008 REA OFFICE BUILDING REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. 77 Written comments provided below: (Le okO t k 6=o ie.o\.r tosnon \A-ko weA ckeck1u0 . v•\o 1i.5 tiO Sovice vivAe a, OA 06,4A5. Name & Number of Person Commenting: vJo\f . 1,5491 - ��1iM�ilja REQUEST FOR COMMENTS CITY OFTIGARD Community'Devetopment Shaping l4 Better Community DATE: lune 5,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x2431) Phone: [503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 2002-00008 REA OFFICE BUILDING ' REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 19, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: CITY TIGARD REQUEST FOR COh 'NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS , ^ w J FILE NOS.: .5-.7)/-? 2r `^'"�r � FILE NAME:_/ ' - _> / ' CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: QCentral ['East ['South ❑West EIProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. 4-'OLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official /L ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer Z)NATER DEPT./Dennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy.Property Manager PUBLIC WORKS/Matt Stine,Urban Forester '/PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord.(solzcup re TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* +'TUALATIN VALLEY FIRE&RESCUE• �i TUALATIN VALLEY WATER DISTRICT* " CLEANWATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM +11 600 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(CPAJZOA) 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(Powertines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera Tom Highland,Punning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis(CPA) Lake Oswego,OR 97034 Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ,ODOT,REGION 1 * Anne LaMountain uJ jues) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) ✓Sonya Kazen,Development Review Coordinator Phil Healy(IGAnJRB) David Knowles,Planning Bureau Dir Regional Administrator _Carl Toland, Right-of-Way Section(vacasons) Steve Conway(General Apps) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer tcr'ezcaisrs 14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zcA)Ms is Portland,OR 97204 _Doria Mateja(ZCA)Ms 1a _ WCCCA(911)(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS _AT&T CABLE _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Protect is Within'A Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 ,Portland,OR 97232 / i'PORTLAND GENERAL ELECTRIC , NW NATURAL GAS COMPANY _VERIZON ✓ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Jeri Cella,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _ AT&T CABLE, vr+,rniveaww) — Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). hipatty\maslers\Request For Comments Notification List 2.doc (Revised: 8-Mar-02) MAILING RECORDS y A AFFIDAVIT OF MAILING ix....O CITY OF TIOARD Community(Development Shaping Better Community I, (Patricia L. Gunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-00008/REA OFFICE BUILDING o AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhihit'B", and by reference made a part hereof, on September 11,2002, and deposited in the United States Mail on September11,2002, postage prepaid. i i/e/ .. r All (Person that P epared Notice), S7AA, of o E.Gow ) County of Wasshington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the /l day of r— , 2002. OFFICIAL SEAL w DIANE M JELDERKS o") �`:.'"'' µ NOTARY PUBLIC-OREGON COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 NOTA Y PU LIC OF I ' 6 i • My Commission Ex es: 9/7 7-6-3 EXHIT I NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00008 As„I.-•I'il CITY OF TIGARD REA OFFICE BUILDING Community(Development Shaping Better Community 120 DAYS = 12/01/2002 SECTION I. APPLICATION SUMMARY FILE NAME: REA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00008 PROPOSAL: The applicant is proposing to convert a 1,174 square foot single-family residential structure into an office building. No expansion of the existing structure is currently proposed. OWNER: Ken Rea APPLICANT'S REP: Ed Murphy & Associates PO Box 230365 Attn: Ed Murphy Tigard, OR 97281 9875 SW Murdock Street Tigard, OR 97224 LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-p zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 1 OF 20 CONDITIONS OF APPROVAL _ THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1 . Submit a plan showing a 4-foot wide walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not cross the accessway greater than 36 feet. 2. Show the proposed walkway constructed with a hard surface material. 3. Provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 4. Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. 5. Provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. 6. Provide a plan showing directional signs indicating the location of the bicycle parking structure. 7. Provide a detailed lighting plan for the exterior of the proposed development. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 8. Prior to issuance of a site permit, additional right-of-way shall be dedicated to the Public along the frontage of Tigard Street to increase the right-of-way to 27 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. 9. Prior to issuance of a site permit, the applicant shall pay funds to the City in the amount of $14,200.00 for the future construction of a half-street improvement in Tigard Street adjacent to the frontage of the subject site. 10. The applicant shall either place the existing overhead utility lines along SW Tigard Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be 2,448.00 and it shall be paid prior to issuance of the site permit. 11. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 2 OF 20 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 12. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property was previously converted from single-family to a commercial office building without City of Tigard land-use approval. Therefore, this land-use approval is being issued to bring the property into conformance. Vicinity Information: Property to the north and southeast and west are zoned Industrial Park; I-P. The area is predominantly developed with industrial uses. Site Information and Proposal Description: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 3 OF 20 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Industrial Zoning District: Section 18.530.020 Lists the description of the Industrial Zoning Districts. The site is located in the I-P: Industrial Park District. Development Standards: Section 18.530.040.B States that Development standards in commercial zoning districts are contained in Table 18.530.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P Proposed Minimum Lot Size None 19,485 sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft 88.66 ft. Minimum Setbacks -Front yard 35 ft[6] 88 ft. -Side facing street on corner&through lots [1] 20 ft - -Side yard 0/50 ft. [3] 6 ft. --Rear yard 0/20 ft[3] 86 ft. -Distance between front of garage&property line abutting a public or private street. - - Maximum Height 45 ft >45 ft. Maximum Site Coverage[2] 85% 75% Minimum Landscape Requirement 25% 52% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the I-P zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Tigard Street. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 4 OF 20 Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed at this time. Therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Tigard Street, which is a public street that will be maintained as a public street. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City except approval and planned,and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may, encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans submitted, a concrete walkway will extend from the main entrance of the subject building to SW Tigard Street. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 5 OF 20 The applicant has proposed a 4-foot walkway extending from SW Tigard Street to the front door of the existing building. However, the above standard requires walkways to 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. Walkways may not cross traffic aisles for distances reater than 36 feet. The applicant's proposal is to dedicate a 4-foot-wide portion of the existing access to create the required walkway. The applicant has not proposed any separation between the access to the site and the walkway, and the portion of walkway within the access isle extends greater than 36 feet. Therefore, the applicant is required to submit a plan showing the walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not cross the accessway greater than 36 feet. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to resubmit a plan showing a pedestrian walkway separated from the existing access isle. Therefore, the applicant will also be required to show the proposed walkway constructed with a hard surface material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The site is currently developed with a 30-foot-wide access drive with 24 feet of pavement, which meets this criterion. Therefore, this standard is met. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 6 OF 20 The access to the subject property is pre-existing and is not considered hazardous or constitutes a clear and present danger to the public health. Therefore, no access restriction is required. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION: Submit a plan showing a 4-foot wide walkway to be separated from the access isle by a minimum of 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation. The walkway shall not extend into the accessway greater than 36 feet. Show the proposed walkway constructed with a hard surface material. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has agreed to pay funds for future street improvements, which includes street trees. Therefore, this standard has been met. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The proposed office is a permitted use within the Industrial park zone and abuts the same industrial zone on three sides. As such, it is not subject to any required screening standards of the TDC or the buffering requirements of Table 18.745.1. Therefore, this criterion has been satisfied. Screening: Special P-rovisions: Section 18.745.050.E requires the screenin of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The associated parking area is to the north of the subject site. The parking area is screened from the abutting property to the east by the existing concrete tilt-up building. The parking area is screened from the southern abutting property by the existing home that the applicant has converted to an office building. The parking area is screened from the western abutting property by a 30-foot wide landscaped area with existing deciduous trees. However, the parking area is not screened from SW Tigard Street. Therefore, the applicant is required to provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 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; NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 7 OF 20 Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 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 indicated in the narrative that trash and recycling is wheeled to the curb in standard residential collection bins. However, applicants are required to address one of the four methods of mixed solid waste and recyclable storage and collection of the Tigard Development Code. 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 facility on the proposed site is pre-existing. Therefore, this standard does not apply. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 8 OF 20 CONDITION: Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. 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 applicant will have a total of seven (7) parking stalls, which will all be located onsite. Therefore, this standard 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. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development at 1004/o of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required-for that use in Section 18.765.060. 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The subject site is not considered a mixed-use. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% o1 total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpoolsvanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 9 OF 20 The site has a total of 7 parking stalls. Therefore, this standard does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 7 parking stalls, 1 of which is ADA compliant. According to ADA standards, parking lots with 1 to 25 parking stalls must provide 1 ADA accessible stall that is 9 feet wide with an 8-foot access aisle. 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 excludin single-family and duplex residences, except as provided by Subsection 18.810.030.F, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. All parking stalls are shown to be constructed with wheel stops. Therefore, this standard has been satisfied NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 10 OF 20 Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that all 7 parking stalls will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. The table indicates a minimum of 2 bicycle parking stalls is required. The subject building is approximately 1,174 square feet. The applicant has indicated on the site plan that two bicycle-parking stalls will be provided for the proposed use. However, because the bicycle parking cannot be seen from SW Tigard Street, the applicant will be required to provide a plan showing signs indicating the location of the bicycle parking structure. Bicycle Parking Design Requirements: Section 18.76050.C. The following design requirements apply to the installation of bicycle racks: The racks required -for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall- or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, the applicant will be required to provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 2 spaces, which has been conditioned above. 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 11 OF 20 Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for a 1 ,174 square foot conversion from a single-family home to an office use. Therefore, no loading spaces for the distribution of materials by truck is necessary. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: Provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Provide a plan showing directional signs indicating the location of the bicycle parking structure. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. Therefore, this standard does not apply. FINDING: Based on the analysis above, the tree removal standards have been fully met. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 12 OF 20 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); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). The proposed subject building is approximately 33 feet from the nearest building located on the adjacent parcel to the east, thus providing adequate light, air circulation, and fire-fighting access. Trees have been addressed earlier under Chapter 18.790. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. According to the narrative, the front of the office building is clearly visible from the street. The front doorway is well lit with wall mounted exterior lighting. The mail box is located near the street. Access to the rear of the property is limited by fencing, the large building to the south, Fanno Creek, and other properties. Therefore, this standard has been met. Based on the comments in Section VII (Other Staff Comments) provided by the Tigard Police Department, the applicant shall provide a lighting plan for the exterior of the proposed development. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 13 OF 20 Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Tigard Street, which is not a Tri-Met transit route. Therefore, this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall appl y unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (I-P) Industrial Park Zoning District have been addressed earlier in this decision under Section 18.530.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section has not been met. CONDITION:The applicant shall provide a detailed lighting plan for the exterior of the proposed development. D. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route (no bike lanes) to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Tigard Street, which is classified as a neighborhood route with no bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW along this roadway at this time, according to the most recent tax assessors map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from centerline. The applicant's plans show that they would dedicate to provide up to 30 feet from centerline, but that dimension assumed a minor collector designation. Since the preapplication conference, the Council has adopted the TSP and the new classification for Tigard Street is in effect. Therefore, the applicant need only dedicate enough ROW to provide 27 feet from the centerline. SW Tigard Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(5) states that the City may accept a future improvement guarantee in-lieu of street improvements if the nature of existing development on adjacent parcels is such that it is unlikely that street improvements would be extended in the foreseeable future. Also, such a guarantee would be acceptable if the NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 14 OF 20 improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. The adjacent parcels of land are mostly developed, and there are no City projects scheduled for widening the roadway in the near future. In addition, although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Based on these code provisions, Staff therefore recommends that the applicant be required to provide a future improvement guarantee in lieu of street improvements. The form of such guarantee should be monetary in nature and equivalent to the estimated present value of a half-street improvement along the site frontage. The applicant's engineer produced an engineer's estimate of a half-street improvement and submitted this estimate for City review. Staff met with the applicant to discuss the details of the estimate and came to agreement on a value of $14,200.00 for the future half-street improvement. Prior to issuance of the site permit, the applicant shall pay to the City $14,200.00 which will be placed in a specific fund for Tigard Street. Payment of these funds would satisfy the applicant's obligation under 18.810.030(A)(1). 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. By paying the City funds to cover a future half-street improvement of Tigard Street along the site frontage, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in Grant Avenue that presently serves this site. No further public sewer improvement work is necessary. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no public drainageways that flow onto 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 NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 15 OF 20 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). The additional impervious area for this development is approximately 3,100 square feet (sf). CWS standards provide that if a development adds less than 5,000 sf of new impervious areas, then onsite detention is not necessary. Therefore, this development will not be required to construct an onsite detention facility. Stormwater from the development presently sheet flows to the southeast, over and through a cravel area behind the house structure and then infiltrates into the vegetated area south of e gravel area. The existing contours indicate that this is historically the direction of runoff, towards Fanno Creek. The applicant proposes to continue the existing conveyance pattern, but add a water quality swale to treat the runoff that was added by the 3,100-sf addition of impervious surfaces. The applicant's engineer calculated that infiltration in the gravel area would treat and disperse a good portion of the runoff. The remainder will be conveyed into the swale where it will be additionally treated and infiltrated into the soil. Any runoff that should flow beyond the boundaries of the swale will be infiltrated into the soil in the existing vegetated area to the south of the new swale, as it does presently. Staff is satisfied that the onsite conveyance system will adequately convey, treat and disperse the incremental runoff that was created by the existing site improvements. 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. Tigard Street is not classified as a bike facility. Therefore, this section will not apply. 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. 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. Not applicable. 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 16 OF 20 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Tigard Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet; therefore the fee would be $2,448.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is presently served from the City's public water system. No additional public water line improvements are 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 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's plans show they will treat their onsite stormwater in an infiltration area and vegetated swale. The engineers preliminary calculations indicate the proposed method will adequately treat the small amount of new impervious area created by the development. 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. Grading and Erosion Control: CWS besign 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. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 17 OF 20 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 five or more acres 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. This site is less than five acres in size, so a NPDES permit will not be required. The Building Division as a part of the site permit review will review the grading plan. 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 $1 ,980.00 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $6,187 ($1,980 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $4,207. In order to meet the City's access standards, the applicant has agreed to pay a fee-in-lieu for the future street improvements along SW Tigard Street since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $16,648.00 ($14,200.00 for half-street improvements plus $2,448.00 for fee in-lieu of undergrounding existing overhead utilities). Based on this estimate, it would appear that the cost of the improvements is not roughly proportionate to the unmitigated impact. However, the applicant made a decision to meet the access standard by paying the fee in-lieu. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department has reviewed the proposal and has offered the following comment: If the widening of the driveway and/or sidewalk infringe on the existing trees, then protection for the tree roots must be provided. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 18 OF 20 The City of Tigard Operations Manager has reviewed the proposal and has offered the following comments: • Request backfiow device be installed directly behind water meter, per City ordinance and public improvement design standards. • City of Tigard will relocate meter to property; owner to replace back side of water meter. The City of Tigard Police Department has reviewed the proposal and has offered the following comment: • Request lighting plan for exterior of proposed development. SECTION VIII. AGENCY COMMENTS Washington County Land Use Department has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has no objections to it. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 19 OF 20 THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 25, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. ,j Ali� ���,� September 11, 2002 PREPARE :fr . ;'at evrr*Veidegger DATE Assistant Planner September 11, 2002 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2002-00008.dec.dot NOTICE OF TYPE II DECISION SDR2002-00008/REA OFFICE BUILDING PAGE 20 OF 20 • `rte . nIn: 1" ° w4 I a 11 m CITY o` TIGi�RD �J GEOGRAPHIC INFORMATION SYSTEM • 1 'Irmo•' Lail LN . \IIII hi I�I — VICINI*Y MAP .• _ �.0 • All Mk iiiio.C :111 > ��,��� .,� a �a ,T; ,■. �� SDR2002-00008 s� �■ • 1E3 REA OFFICE BUILDING O• U ..-.... wr Nom -gge_414-,0■7‘,ifw _ ,e . , DA Sh'coi 41*1?C/44,9). 4P4 I W f**, NYA S . r4 e.!S F77' AO �E A9LL RS.7' . A 0 4V O.,. P*111. 4 #" , 0:F....r. .../ ,� , ` SSG . �. c TtiF co Tigard k"Map ,. , sr `` ti %y • S ,p�� , , 0 200 400 e00 Foot. . 1�405 feet 0 4P4 0 # tiG 19,,\ A � City of Tigard ..„- ., Infomabon on this map is for general location or1y and , should be verified with ga Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 . �I • (503)639-1171 /�T http:flww.vci.tigard.or.us 'Community Development Plot date:Jun 5,2002;C:\magicWMAGIC03.APR . • ,0,110* Z o 5-) , ..■44/ -,•-•,, Sp*, ,,,,_ , , •,,..._.; , , - ... :i 4,%a:,.,,...•.,•......,..--:.-,.,.t„.................:.6-26---...1;.-.. 0 ...„ 7_ / / . ,04 , Z Z ,, -....._ Z 'e ...J , ss C,,,,,v://, / .:,.j'j ,:).: -),c, ) 6,t/r .,k,;.., ! •• , –../4, ,?. Ilt ....„. . .., • • ,!.,'...f.1::,'," * ,•• 0 , , ,• 1,:e.„..:„,•-,,,z<<,•••••:.4 44 r a / -... . 4..C....t.,.• ".,4'.. ... ...... .7 ‘2- ,. , „&.,,,,, N.. ,, ,,, , N. . , u.. 4...,‘ V / 2/,', 1.,,:.4',.\■,. .k. .., '.,..:IT.'.' "'a''....'t . 0 <11., // .......... / . ,,,we IAA 1409•49.1 F... I/ . , # ,— .J ,/, i i :, , • .. 16..2, i, 4 ..„ , .., , *CMS$.114 60 17.• 41• .,/ API MIX cow+ 2 / / ')...'" ... l . , „, .,,. . • \ i.N.'.!''. ' \ / , \ ,,,.. 1 `- — - I *..- it.""*... "-:-.'i'r:;',„ ,,,'N'*;Z•-■ ,,,,,.. ',...„, CITY OF TIGARD + SDR2002-00008 SITE PLAN N . REA OFFICE BUILDING (Map is not to scale) £XHIT IT B Ken Rea SDR2002-00008 PO Box 230365 REA OFFICE BUILDING Tigard, OR 97281 Ed Murphy & Associates Attn: Ed Murphy 9875 SW Murdock Street Tigard, OR 97224 AFFIDAVIT OF MAILING CITY Of TIGARD Community'Development Shaping Better Community I, <Patricia L. Lunford, 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 DECISION FOR: SDR2002-00008/REA OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on September 11,2002, and deposited in the United States Mail on September 11,2002, postage prepaid. !/ 122 / i (Person that Prep edNotVe) Sc1 ll of o ,Gow ) County off`Wasington )ss. City of?ward ) Subscribed and sworn/affirmed before me on the ! day of ✓ , 2002. OFFICIAL SEAL V-701; DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 C—/ MY COMMISSION EXPIRES SEPT.07,2003 (Ott Airway t ' I . I I , i. l •. My Commission Expi 0 EXHz1 .T .A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00008 A- 41" CITY OF TIGARD REA OFFICE BUILDING community Development Shaping Better Community 120 DAYS = 12/01/2002 SECTION I. APPLICATION SUMMARY FILE NAME: REA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00008 PROPOSAL: The applicant is proposing to convert a 1,174 square foot single-family residential structure into an office building. No expansion of the existing structure is currently proposed. OWNER: Ken Rea APPLICANT'S REP.: Ed Murphy & Associates PO Box 230365 Attn: Ed Murphy Tigard, OR 97281 9875 SW Murdock Street Tigard, OR 97224 LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. ZONE: I-P: Industrial Park District. The I-p zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 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 I Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2002 UNLESS AN APPEAL IS FILED. . - AAp eeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 25, 2002. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. _ �,a _ MI - IL `�NBICCII r ors VICINITY MAP ma r :T : � �•� -::'0 SDR2002-00008 •""tom �l�i i1: nn� ��•:�' REA OFFICE BUILDING gal" - ...r.,21›, * ■• ' Ilial*Mg Ay ''''`a4tg** 44slitk I '! �� Ali!It Pr*16 /* /, NAO i Acs., \*,.1 ..........14 swv#N k I>,s' , N I CA/6s . ..e ,.. ,_� *#.r`' 4 IPS . . City041 Z V V o .oi 5g / i \SN'T\� 5 _' ,p o j /` �i'- y-. `1 z ssa �///,,,),-''. \��:'b / ,..t --,,,,4,y,„,! CC ' F i CITY OF I G A R D N SDR2002-00008 REA OFFICE BUILDING (Map is not to scale) • - . . EXHIrIi .B 2S102AB-01900 02BA-04 ALLRED LIMITED PARTNERSHIP DUB K OWNERS OF LOTS 9-14 PO BOX 23144 TIGARD,OR 97281 102AB-0190 2S 102AB-00401 ALL ITED PARTNERSHIP ELDEN KEVIN S&HEIDI C PO X 44 12145 SW LINCOLN AVE ARD,OR 97281 TIGARD,OR 97223 2S 102BA-00901 2S 102BA-01190 ALLRED LIMITED PARTNERSHIP& ELKINS ALVIN S& ENGEL GEORGE L ELKINS ERNEST TRUSTEES c/o REA KEN 32224 SW BOONES BEND RD PO BOX 230365 WILSONVILLE,OR 97070 TIGARD,OR 97281 2S 102BA-01503 2S 102BA-00501 BERNARD BRADLEY S&JENNIFER L ELLIOTT JAMES R&SHERRY D PO BOX 23608 BY ESP PROPERTY FACTORS INC TIGARD,OR 97281 1522 SW SUNSET BLVD PORTLAND,OR 97201 2S 102BA-01500 2S 102AB-00201 BERNARD HOLDINGS LLC GEMMILL ERIC R&TRINITY E PO BOX 23608 11970 SW 95TH AVE TIGARD,OR 97281 TIGARD,OR 97223 1S 135CD-02401 2S 102AB-00400 CALHOUN JOHN C&BRYONY C GIBSON SCOTT A& 11945 SW 95TH AVE MADSEN BRITT A TIGARD,OR 97223 12127 SW LINCOLN AVE TIGARD,QR 97223 2S102BA-00500 2S102BA-011000 CASTILE JAMES&AUDREY GREEN VALLEY DEVELOPMENT LLC 8100 SW DURHAM RD BY GARY HELMER TIGARD,OR 97224 10585 SW WALNUT ST TIGARD,OR 97223 2S102BA-01502 102A8-01800 CEGELKA KRISTIN& GR N VAL DEVELOPMENT LLC GUELSDORF KURT F BY GA ELMER 12330 SW GRANT AVE 105 W LNUT ST TIGARD,OR 97223 GARD,OR 9 23 2S 102AB-00207 2S 102BA-01100 CONNOR RALPH A HAYS THOMAS R&LORI J 9535 SW COMMERCIAL 12220 SW GRANT AVE TIGARD,OR 97223 TIGARD,OR 97223 1028A-04 0 2S102AB-00301 D I ARK OWNERS OF LOTS 5-8 HOLUB ANTHONY&WENDY& KRALIK MICHELLE ET AL 5494 NW DESCHUTES DR PORTLAND,OR 97229 1S 135CD-03900 2S 102AB-00206 HOUSING AUTHORITY OF POWERS LANA D WASHINGTON COUNTY 12020 SW 95TH 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 2S 102BA-00100 2S 102BA-02000 KELLER EVA G REED WILLIAM C& 11975 SW 95TH AVE LUNDBERG LYDIA TIGARD,OR 97223 PO BOX 12564 PORTLAND,OR 97212 2S102AB-00204 2S102AB-01801 KEMP MICHAEL L&CATHY J RISBERG K JOAN TRUSTEE 9430 SW CENTER ST 4210 IMPERIAL DR TIGARD,OR 97223 WEST LINN,OR 97068 2 S 102AB-00302 2S 102BA-03100 KRALIK MICHELLE&ROMAN ROJAS MARIA 17248 SW BARCELONA WAY 12045 SW 95TH AVE ALOHA, OR 97007 PORTLAND,OR 97223 2S 102BA-00390 2S102AB-00205 MCCALL PROPERTIES INC RUSSELL MICHAEL C&ROSE M BY NED MCCALL 9460 SW CENTER CT 5480 NW FRON AVE TIGARD,OR 97223 PORTLAND,OR 97210 2S 102BA-01200 2S 102BA-04400 MORLAN PROPERTIES SANDERS GARY R& 5529 SE FOSTER RD RASMUSSEN DARWIN C& PORTLAND,OR 97206 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 2S 102BA-00900 2 102BA-04200 MORRIS SHIRLEY A&RAYMOND L SAS n RS GARY R 12160 SW GRANT RASM EN I• 'WIN C& TIGARD,OR 97223 RASMUS _ BRENT 21730 ELWE• RD 'ERWOOD,OR 9 140 2S 102BA-00600 S 102BA-03900 MULL GREGORY S AND S• DERS GARY R MULL GEORGE E RAS oUSSEN IP•-WIN C& 19350 SW POMONA DR RASMU I E BRENT BEAVERTON,OR 97007 21730 E RT RD RWOOD,0' 97140 2S102AB-00500 2S102BA-03800 PHIFER JAIME L DERS GARY ' & 9400 SW CENTER ST RASM EN 5•RWIN C& TIGARD,OR 97223 RASMUS- E BRENT 21730 W EL . RT RD RWOOD,OR 97140 2S 102BA-01601 2 102BA-04000 PORTLAND GENERAL ELECTRIC SAN RS GARY COMPANY RASM ENS•'WIN C& 121 SW SALMON ST RASMUS • BRENT PORTLAND,OR 97204 2173• : ELWE' 'D S• RWOOD,OR 97140 2S102BA-04100 2S102AB-00300 .S•NDERS GARY R& STRONG MYRTLE E RA iUSS • DARWIN C& 12175 SW LINCOLN AVE RASM •.EN E BRENT TIGARD,OR 97223 217 ! SW ERT RD RWOOD,O' 97140 2S102BA-03700 2 102AB-01802 S. N.pERS GA' ' & TIG•'D OF RASM S DARWIN C& 1312 HALL RASMU E BRENT ARD,O' 97223 21730 W EL RT RD S RWOOD,OR 97140 2S102BA-04300 2 02BA-0150 • DERS GAR ' & TIG•"D Y OF RAS" SSE DARWIN C& 131 . ' HALL RASMU E BRENT T ARD, 1' 97223 217 SW EL 'T RD 'ERWOOD,OR 97140 2S102BA-03600 102BA-0170 • DERS GAR R& TIG•:D OF RAS SSE •ARWIN C& 131 . '• ALL RASMU E BRENT T ARD,OR 97223 21731 : ELF• RT RD S• RWOOD,OR 97140 2S1028A-03300 2 102BA-012s SANDERS GARY & TIG•'D • TY OF RASSE ARWIN C& 131 . • HALL RASMU N E BRENT T ARD, ' R 97223 2173 W EL T RD S RWOOD,OR 97140 2S102BA-03500 25102AB-00209 SANDERS GARY R& TROUTMAN DENNIS E&CYNTHIA J RASMUSSEN DARWIN C 9475 SW COMMERCIAL ST 21730 SW ELWERT RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S102A9-00208 2S102BA-03400 SCHUCK EUGENE R&MELISSA K VO TAN T& 9505 SW COMMERCIAL NGUYEN MINHTAM THI TIGARD,OR 97223 12089 SW 95TH AVE TIGARD,OR 97223 2S102BA-03200 2S102BA-01400 SCHWARTZ JUDITH CAROL WOODARD PARK APARTMENTS LLC 12053 SW 95TH 2083 NW JOHNSON ST#1 TIGARD,OR 97223 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S 102BA-00800 SEE-ZER PROPERTIES 14960 SW TUALATIN-SHERWOOD RD STE 1 SHERWOOD,OR 97140 2S 102AB-01700 SMITH MARK A 12190 SW LINCOLN AVE TIGARD,OR 97223 r Jack Biethan 11023 SW Summerfield Drive#4 ' Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 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.: SDR2002-00008 Land Use File Name: REA OFFICE BUILDING I, Mathew Scheidegger, Assistant 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) and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territor , a copy of said notice being hereto attached and by reference made a part hereof, on the /2f2 day of tf,(13 , 2002. Si re-• ' fr sn ' r • rformed Posting (In the prese e 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 /0 day of 21—LA At e , 20_0_z OFFICIAL:i.AL SHERmAt1 CA4PEFI NOTARY Pusuc-oREQO • NYCOMMISSIONaWINES AY13,20001 NOTARY PUBLIC OF OREGON My Commission Expires: /147 h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc REA OFFICE BUILDING SITE DEVELOPMENT REVIEW (SDR) 2002-00008 REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is 'urrently proposed . LOCATION : 9570 SW Tigard Street; WCTM 2S102BA, ax Lot 901 . ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g. , restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off- site impacts, e.g. , noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. _ APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Mathew Scheidegger) 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 a. plicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. • AFFIDAVIT OF MAILING MAILING 41/1 CITY OF TIGARD Community(Development Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Ttgar , Washington County, Oregon and that I served the following: (Cried(Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-00008/REA OFFICE BUILDING II AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on lune 5,2002, and deposited in the United States Mail on lune 5,2002, postage prepaid. (Person that Prepared Notice) S`r.A`Fi Off' EGON ) County of Washington )ss. City of Egard Subscribed and sworn/affirmed before me on the 3 day of -c..` , 2002. L- - OFFICIAL SEAL .` ' DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 tctt. ^—fL._ '")/A MY COMMISSION EXPIRES SEPT.07,2003 NOTARY PUBLIC OF OREGON My Commission Expires:L 5 / 1 y 3 EXHI3IT A NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY OF TI GARD Community(Development ShapingA Better Community DATE OF NOTICE: June 5, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002.00008 Type II Land Use Application FILE NAME: REA OFFICE BUILDING PROPOSAL: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901. 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 JUNE 19, 2002. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JULY 18, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ■ CITY of TIGARD IL Ipmatth W�a■ _ iii: • �� VICINITY MAP 4. MIN .211.11211A NI Ai IL .411 ra INK MMI Mil win, M- la raki, :Tama �:■ 1 SDR2002-00008 IIIIIIL. s��.�•/ lil , REA OFFICE BUILDING III ill% 7-* irir*-- _.,.., Iliidi •lif ilk ":ice IJ! ♦ '4 7 ■ _ ti 1pf .., ., / .aia 4 io:,,, ,40,.,*1_ ___ ••• 1 tl�! ✓ , I � ♦ Sr,,� N lithil‘ 4 \!\ , o ,00 wo 033 Fop 4, 4 0 07 0Pq ,( Af , v< City of Tigard , . wwa w..ln.0..nn a.o.wmam.M a..a...tw,0r.. uua aw r..sNa � . l /> *a.OR 072:3 \ 1503/6394171 nro+M... 2S102AB-01900 102BA-0460 EMI' B ALLRED LIMITED PARTNERSHIP DUB K OWNERS OF LOTS 9-14 PO BOX 23144 , TIGARD,OR 97281 102AB-0190 2S102A6-00401 ALL .1 ITED PARTNERSHIP ELDEN KEVIN S&HEIDI C PO :•X 44 12145 SW LINCOLN AVE GARD,OR 97281 TIGARD,OR 97223 2S 102BA-00901 2S 102BA-01190 ALLRED LIMITED PARTNERSHIP& ELKINS ALVIN S& ENGEL GEORGE L ELKINS ERNEST TRUSTEES Go REA KEN 32224 SW BOONES BEND RD PO BOX 230365 WILSONVILLE,OR 97070 TIGARD,OR 97281 2S1026A-01503 2S102BA-00501 BERNARD BRADLEY S&JENNIFER L ELLIOTT JAMES R&SHERRY D PO BOX 23608 BY ESP PROPERTY FACTORS INC TIGARD,OR 97281 1522 SW SUNSET BLVD PORTLAND,OR 97201 2S102BA-01500 2S102AB-00201 BERNARD HOLDINGS LLC GEMMILL ERIC R&TRINITY E PO BOX 23608 11970 SW 95TH AVE TIGARD,OR 97281 TIGARD,OR 97223 1S135CD-02401 2S102AB-00400 CALHOUN JOHN C&BRYONY C GIBSON SCOTT A& 11945 SW 95TH AVE MADSEN BRITT A TIGARD,OR 97223 12127 SW LINCOLN AVE TIGARD,OR 97223 2S102BA-00500 2S102BA-01000 CASTILE JAMES&AUDREY GREEN VALLEY DEVELOPMENT LLC 8100 SW DURHAM RD BY GARY HELMER TIGARD,OR 97224 10585 SW WALNUT ST TIGARD,OR 97223 23102BA-01502 -102AB-01800 CEGELKA KRISTIN& GR' N VAL - DEVELOPMENT LLC GUELSDORF KURT F BY GA' -ELMER 12330 SW GRANT AVE 105:. W ■ •LNUT ST TIGARD,OR 97223 GARD,OR 9 •23 2S102AB-00207 2S102BA-01100 CONNOR RALPH A HAYS THOMAS R&LORI J 9535 SW COMMERCIAL 12220 SW GRANT AVE TIGARD,OR 97223 TIGARD,OR 97223 102BA-04 0 25102AB-00301 D I ARK OWNERS OF LOTS 5-8 HOLUB ANTHONY&WENDY& KRALIK MICHELLE ET AL 5494 NW DESCHUTES DR PORTLAND,OR 97229 1S 135C D-03900 2S 102AB-00206 HOUSING AUTHORITY OF POWERS LANA D WASHINGTON COUNTY 12020 SW 95TH 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 2S102BA-00100 2S102BA-02000 KELLER EVA G REED WILLIAM C& 11975 SW 95TH AVE LUNDBERG LYDIA TIGARD,OR 97223 PO BOX 12564 PORTLAND,OR 97212 2S102AB-00204 2S102AB-01801 KEMP MICHAEL L&CATHY J RISBERG K JOAN TRUSTEE 9430 SW CENTER ST 4210 IMPERIAL DR TIGARD,OR 97223 WEST LINN,OR 97068 2S 102AB-00302 2S102BA-03100 KRALIK MICHELLE&ROMAN ROJAS MARIA 17248 SW BARCELONA WAY 12045 SW 95TH AVE ALOHA, OR 97007 PORTLAND,OR 97223 2S102BA-00390 2S102AB-00205 MCCALL PROPERTIES INC RUSSELL MICHAEL C&ROSE M BY NED MCCALL 9460 SW CENTER CT 5480 NW FRON AVE TIGARD,OR 97223 PORTLAND,OR 97210 2S102BA-01200 2S102BA-04400 MORLAN PROPERTIES SANDERS GARY R& 5529 SE FOSTER RD RASMUSSEN DARWIN C& PORTLAND,OR 97206 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 2S102BA-00900 2 102BA-04200 MORRIS SHIRLEY A&RAYMOND L SA ! RS GARY R 12160 SW GRANT RASM ENI• "WIN C& TIGARD,OR 97223 RASMUS ' BRENT 21731 ELWE' RD 'ERWOOD,OR 9 140 2S 102BA-00600 S 102BA-03900 MULL GREGORY S AND S• DERS GARY R : MULL GEORGE E RAS •,USSEN I• 'WIN C& 19350 SW POMONA DR RASMU 1 E BRENT BEAVERTON,OR 97007 21731 E RT RD RWOOD,0' 97140 2S102AB-00500 2S102BA-03800 PHIFER JAIME L .DERS GARY ' & 9400 SW CENTER ST RASM•_ EN :•RWIN C& TIGARD,OR 97223 RASMUS. E BRENT 21731 W EL RT RD RWOOD,OR 97140 2S 102BA-01601 2 102BA-04000 PORTLAND GENERAL ELECTRIC SAN s RS GARY COMPANY RASM EN P•-WIN C& 121 SW SALMON ST RASMUS • BRENT PORTLAND,OR 97204 21731 1 ELWE' 'D S• RWOOD,OR 97140 2S1 02BA-04100 2S 102AB-00300 S•NDERS GARY R& STRONG MYRTLE E RA SUSS DARWIN C& 12175 SW LINCOLN AVE RASM BEN E BRENT TIGARD,OR 97223 217 ! SW ERT RD RWOOD,0' 97140 2S 102BA-03700 2 102AB-01802 S ERS GA' ' & TIG••D OF RASM S DARWIN C& 1312 HALL RASMU - E BRENT ARD,0' 97223 21730 W EL RT RD S RWOOD,OR 97140 2S102BA-04300 2 02BA-0150 • DERS GAR • & TIG•-D Y OF RAS' SSE& •ARWIN C& 131 . ' HALL RASMU E BRENT T ARD, •' 97223 217 : SW EL ' 'T RD "ERWOOD,OR 97140 2S102BA-03600 102BA-0170 • DERS GAR R& TIG•:D OF RAS SSE •ARWIN C& 131 ALL RASMU • E BRENT T ARD,OR 97223 2173. . ELF RT RD S• RWOOD,OR 97140 2S102BA-03300 2 102BA-01 • S GARY & TIG 'D • TY OF RA SSEN ARWIN C & 131 . HALL RASMU N E BRENT T ARD, 'R 97223 2173 W EL T RD S RWOOD,OR 97140 2S 102BA-03500 2S 102A3-00209 SANDERS GARY R& TROUTMAN DENNIS E&CYNTHIA J RASMUSSEN DARWIN C 9475 SW COMMERCIAL ST 21730 SW ELWERT RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S102AB-00208 2S102BA-03400 SCHUCK EUGENE R&MELISSA K VO TAN T& 9505 SW COMMERCIAL NGUYEN MINHTAM THI TIGARD,OR 97223 12089 SW 95TH AVE TIGARD,OR 97223 2S 102BA-03200 2S 102BA-01400 SCHWARTZ JUDITH CAROL WOODARD PARK APARTMENTS LLC 12053 SW 95TH 2083 NW JOHNSON ST#1 TIGARD,OR 97223 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S102BA-00800 SEE-ZER PROPERTIES Ken Rea 14960 SW TUALATIN-SHERWOOD RD STE 1 PO Box 230365 SHERWOOD,OR 97140 Tigard, OR 97281 2S1o2AB-o170o Ed Murphy & Associates SMITH MARK A Attn: Ed Murphy 12190 SW LINCOLN AVE 9875 SW Murdock Street TIGARD,OR 97223 Tigard OR 97224 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 W 1 - _ • c. 2--\ :).•.... ...Nt c-‘ •- Z 1 ^-47.:3 11.1 j "•• C6' "•■._ 1 :) •;; 4 1 t, .c.:, ... ci sl,, ...... CITY OF TIGARD . MI CURRENT PLANNING I . i:• ' 13125 SW HALL BL:V'IL''' , TIGARD, OR 97223 • •:..._ . Pm, , 1 S 1 35C D-0240 1 CALHOUN JOHN C&BRYONY C 11945 SW 95TH AVE TIGARD,OR 97223 6.1( / CALI-4945 972232037 1401 14 08/08/0, FORWARD TIME EXP RTN TO SEND CALHOUN PO BOX 230022 TIGARD OR 97281-0022 RETURN TO SENDER - :.-4.4"..-:-.,:-/-•+:..)::.,- - i 1 1 I 1 I 1 I 1 i 1 1 I 1 i . . ii Juidlithiulludidifhluliiiiii)!Iwilii ��11���� — `-_'■ • CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ■. .•. [•J IES]►I NILE i AREA NOTIFIED >NNN'"--,. ��2� !■ ■ 1111 • (500') all 111111 111. . 7s CO^.- ,. = nusclnloo r �'17 v FOR: Ed Murphy �4 !"*'"'""' , 624-4625 �r►,+wI :.rR.��.r r . . ittir ...., sy,o i,�;,,�®rr - RE: 25102BA, 901 414,giair.4 .lit/1111111r•sill. �� • -I. ' �LSIgM �. �' Property owner information 1a. . Is valid for 3 months from �` +ter' .� the date printed on this map.• lir - 4PPF4111 � 2110 710 010 0 mg2RAR1SM 410r 411 •N In11Rn1001 ��/� , ‘411111101INN k c 261021S01611 � •311.1111186 • 1, N Si. 1411■ 41' 0 100 200 300 400 Feet S�., •' V=288 feet 11011100NN 4 " ', 4111.111' , City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. � 73725,O Hall Blvd /---., ->r_ Tigard,OR 97223 _ 6A/` ^ (503)6 rtigar 1 1 hftp:Owww.ci.tigaN.or.us Community beveiopli7ent Plot date: Mar 11,2002;C:\rnagic\MAGIC03.APR 2S102AB-01900 02BA-0460 ALLRED LIMITED PARTNERSHIP DUB K OWNERS OF LOTS 9-14 PO BOX 23144 TIGARD,OR 97281 102AB-0190 2S 102AB-00401 ALL ITED PARTNERSHIP ELDEN KEVIN S&HEIDI C PO X 44 12145 SW LINCOLN AVE T GARD,OR 97281 TIGARD,OR 97223 2S102BA-00901 2S102BA-01190 ALLRED LIMITED PARTNERSHIP& ELKINS ALVIN S& ENGEL GEORGE L ELKINS ERNEST TRUSTEES c/o REA KEN 32224 SW BOONES BEND RD PO BOX 230365 WILSONVILLE,OR 97070 TIGARD,OR 97281 2S102BA-01503 2S102BA-00501 BERNARD BRADLEY S&JENNIFER L ELLIOTT JAMES R&SHERRY D PO BOX 23608 BY ESP PROPERTY FACTORS INC TIGARD,OR 97281 1522 SW SUNSET BLVD PORTLAND,OR 97201 2S102BA-01500 2S102AB-00201 BERNARD HOLDINGS LLC GEMMILL ERIC R&TRINITY E PO BOX 23608 11970 SW 95TH AVE TIGARD, OR 97281 TIGARD,OR 97223 1S135C0-02401 2S102AB-00400 CALHOUN JOHN C&BRYONY C GIBSON SCOTT A& 11945 SW 95TH AVE MADSEN BRITT A TIGARD, OR 97223 12127 SW LINCOLN AVE TIGARD,OR 97223 2S 102 BA-00500 2S 102BA-01000 CASTILE JAMES&AUDREY GREEN VALLEY DEVELOPMENT LLC 8100 SW DURHAM RD BY GARY HELMER TIGARD,OR 97224 10585 SW WALNUT ST TIGARD,OR 97223 2S 102BA-01502 102AB-01800 CEGELKA KRISTIN& GR• N VAL ' DEVELOPMENT LLC GUELSDORF KURT F BY GA' -ELMER 12330 SW GRANT AVE 105%• W' 'LNUT ST TIGARD,OR 97223 GARD,OR 9 23 25102AB-00207 2S1029A-01100 CONNOR RALPH A HAYS THOMAS R&LORI J 9535 SW COMMERCIAL 12220 SW GRANT AVE TIGARD,OR 97223 TIGARD,OR 97223 s102BA-04 0 2S102AB-00301 DUB I ARK OWNERS OF LOTS 5-8 HOLUB ANTHONY&WENDY& KRALIK MICHELLE ET AL 5494 NW DESCHUTES DR PORTLAND,OR 97229 1S135CD-03900 2S102AB-00206 HOUSING AUTHORITY OF POWERS LANA D WASHINGTON COUNTY 12020 SW 95TH 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 2S102BA-00100 2S102BA-02000 KELLER EVA G REED WILLIAM C& 11975 SW 95TH AVE LUNDBERG LYDIA TIGARD, OR 97223 PO BOX 12564 PORTLAND,OR 97212 25102A8-00204 25102AB-01801 KEMP MICHAEL L&CATHY J RISBERG K JOAN TRUSTEE 9430 SW CENTER ST 4210 IMPERIAL DR TIGARD,OR 97223 WEST LINN,OR 97068 2S102AB-00302 2S102BA-03100 KRALIK MICHELLE&ROMAN ROJAS MARIA 17248 SW BARCELONA WAY 12045 SW 95TH AVE ALOHA,OR 97007 PORTLAND,OR 97223 2S102BA-00390 2S102AB-00205 MCCALL PROPERTIES INC RUSSELL MICHAEL C&ROSE M BY NED MCCALL 9460 SW CENTER CT 5480 NW FRON AVE TIGARD,OR 97223 PORTLAND,OR 97210 2S1020A-01200 2S102BA-04400 MORLAN PROPERTIES SANDERS GARY R& 5529 SE FOSTER RD RASMUSSEN DARWIN C& PORTLAND,OR 97206 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 2S102BA-00900 2 102BA-04200 MORRIS SHIRLEY A&RAYMOND L SAN s RS GARY R 12160 SW GRANT RASM - EN I• •WIN C& TIGARD,OR 97223 RASMUS _ BRENT 2173. ELWE' RD 'ERWOOD,OR 9 140 2S 102BA-00600 S 102BA-03900 MULL GREGORY S AND S• DERS GARY R MULL GEORGE E RAS ,USSEN I"WIN C& 19350 SW POMONA DR RASMU . 4 E BRENT BEAVERTON,OR 97007 21731 E .RT RD RWOOD,O 97140 2S 102AB-00500 2S1028A-03800 PHIFER JAIME L ' ' DERS GARY ' & 9400 SW CENTER ST RASMb. EN %•RWIN C& TIGARD,OR 97223 RASMUS. E BRENT 21730 W EL . RT RD RWOOD,OR 97140 2S 102BA-01601 2 102BA-04000 PORTLAND GENERAL ELECTRIC SAN s RS GARY • COMPANY RASM • EN P•'WIN C& 121 SW SALMON ST RASMUS BRENT PORTLAND,OR 97204 21731 ELWE' RD S• RWOOD,OR 97140 2S102BA-04100 25102AB-00300 S NDERS GARY R& STRONG MYRTLE E RA USS DARWIN C& 12175 SW LINCOLN AVE RASM 0.EN E BRENT TIGARD,OR 97223 217 ! SW ERT RD RWOOD,O' 97140 2SS 102BA-03700 2 102AB-01802 S�CNQERS GA' ' & TIG D Y OF RASM S DARWIN C& 1312 HALL RASMU - E BRENT ARD,0 97223 21731 WEL RTRD S RWOOD,OR 97140 2S102BA-04300 2 02BA-0150 DERS GAR & TIG•-D Y OF RAS v SSE. DARWIN C& 131 . ' HALL RASMU E BRENT T ARD, S' 97223 217 SW EL v 'T RD 'ERWOOD,OR 97140 2S102BA-03600 102BA-0170 • DERS GAR R& TIG-'D Y OF RAS SSE ■ARWIN C& 131 v ALL RASMU E BRENT T ARD,OR 97223 21731 : ELv. RT RD S- RWOOD,OR 97140 2S 102BA-03300 2 102BA-0121 • NDERS GARY & TIG•-D • TY OF RA 1SSEN ARWIN C& 131 . HALL RASMU S N E BRENT T ARD, ■R 97223 2173 W EL T RD S RWOOD,OR 97140 2S102BA-03500 2S102AB-00209 SANDERS GARY R& TROUTMAN DENNIS E&CYNTHIA J RASMUSSEN DARWIN C 9475 SW COMMERCIAL ST 21730 SW ELWERT RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S102AB-00208 2S102BA-03400 SCHUCK EUGENE R& MELISSA K VO TAN T& 9505 SW COMMERCIAL NGUYEN MINHTAM THI TIGARD,OR 97223 12089 SW 95TH AVE TIGARD,OR 97223 2S102BA-03200 2S102BA-01400 SCHWARTZ JUDITH CAROL WOODARD PARK APARTMENTS LLC 12053 SW 95TH 2083 NW JOHNSON ST#1 TIGARD,OR 97223 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S 102BA-00800 SEE-ZER PROPERTIES 14960 SW TUALATIN-SHERWOOD RD STE 1 SHERWOOD,OR 97140 2S 102AB-01700 SMITH MARK A 12190 SW LINCOLN AVE TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 CITY OF TIGARD RECEIVED PLANNING COMMUNITY DEVELOPMENT DEPARTMENT DIVISION MAR 1 1 2002 CITY OF (Development RD Community(Development 13125 SW HALL BOULEVARD Cl yC TIGARD S(tapingf(Better Community TIGARD, OREGON 97223 PHONE: 503.639-4171 FAX: 503.684.7297 (Attn: Patty or Shirley/Planning) REQUEST FOR 110I., PR ' PiH1Ji7 WNER MAILING:LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and iiiCLUDE A MAP OF ALL LOTS FOR THE PROJECT (pre■elauiy assessor's tax map): 151O - 6A T Lot- ibl INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: .I hi U vp PHONE: d3'" y6'Z 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 in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE * * * COST FOR THIS REQUEST * * _4_ sheets of labels x $2/sheet = S$QQ x sets = $16.00 .7 sheet(s) of labels x $2/sheet = S- x -_J sets = S 2 sheets of labels x S2/sheet for CIT area x 1 sets = $ 4.00 / sheet(s) of labels x $2/sheet for CIT area = S -x a2- sets = GENERATE LIST = $1L00 GENERATE LIST = !I ria TOTAL = $31.00 �" CST TOTAL = �� 00 V C i Lb/-\- /.074c. 0 (CS.NO. 11701) , s h to c ?,>> r n 59 900 .1,--.35Ac. 90` ,� ' �ti4 44/ .43.4c.? J ,° St A v. i?k%At, a 1000 234Ac ok. ) VA- �� I _ I r .P �°'� • - 4 ' 8 Q- M I I 0 0 sv.s 'id .*, m v `vm .64 Ac. ati / jI• 4 A 5 ? 0 l� to o~ 1, ok �v' , 4,k fie' �• O�V `�. x.44 1190 • 4 u►., 44_ te► 06 Ac �► '+� SITE DEVELOPMENT REVIEW �'a'� TYPE II APPLICATION !�tL �•1I� CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 (4 spec, GENERAL INFORMATION PRE-APP. HELD WITH: Sc./Ackley'er,AgiC/ DATE OF PRE-APP.: Z-f' - 02. Property Address/Location(s): 'i C-7 L 5(,. T(6 j i2o( Si, 7'1 frka l / a a_ 4 2-2-? FOR STAFF USE ONLY Tax Map &Tax Lot#(s): Case No.(s):SI 12-a t(6 Other Case No.(s): r 1, Site Size: 2. L/ '3 / Receipt No.. • Application Accepted By: Applicant*: /e..12 A- 04 4— Date: Address: fv 6 d X 23 6 3ta S dam, c1 Date Determined Complete: Cr C /17/ ity/State: 7-/ 6- egad d Zip: y 7j 2 r/ Rev.8/21/2001 islcurptntmastersIrevised sdra.doc Primary Contact: ��� (4-1 i X Y Phone: 5'6 3- 04 4 -'-/ 2 Fax: S03 - (,S'`/67 Y REQUIRED SUBMITTAL ELEMENTS Property Owner/Deed Holder*: (Attach list if more than one) (Note: applications will not be accepted J w' hout the required submittal elements) Address: (0 Bel< .23 Z ICs Phone: Scl3 63?-"2$ lication Form City/State: 7/ G-Airli , °(-1,-- Zip: 7-22- 1 / • ner's Signature/Written Authorization itle Transfer Instrument or Deed *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written 4 opy of Pre-Application Conf. Notes authorization from the owner or an agent of the owner. The owner(s) IE Site/Plot Plan must sign this application in the space provided on the back of this (#of copies based on pre-app check list) form or submit a written authorization with this application. /Sit /Plot Plan (reduced 8'/2"x 11") PROPOSAL SUMMARY L�y,/ plicant's Statement (#of copies based on pre-app check list) The owners of record of the subject property request Site CWS Sewer Use Information Card Development Review approval to allow (please be specific): (Distributed/completed at application submittal) oAV2v'StovN QIt� C2 Si✓f,i,• �t�,).� Luse , ,,M WS Service Provider Letter /kid G s-A\c 1( ornc-Q P v.i Jd iyl c . 1 • Sets of Pre-Addressed/Pre-Stamped 6 #10 Envelopes & Copy of 500' Property Owner List Generated by the City Neighborhood Mtg. Affidavits &Notes E" riling Fee: (under$100,000) $ 800.00 ($100,000-$999,999) $1,600.00 ($1 Million&Over) $1,780.00 (+$5.410,000 over the first million) Urban: (See Washington County fee schedule) 1 • List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS,"OR OTHER I.JAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of 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, may be revoked if it is fourd 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. SIGNATURES of each owner of the subject property. DATED this /() day of y , 20° �r —de dr Owr).er's gna *e Owner's Signature Owner's Signature Owner's Signature 2 ..n......,W-LVNi NM.I-HEAL ESTATE-partial Payments cOPYnIWrt rwe 5tEVENS-NESS uw PVOUSwNO CO V.on aua if STATE OF OREGON 1 SS ALLRED LIMITED PARTNERSHIP et al County of Washington f 9380 SW Tigard Avenue T1r�ard, OR 97223 I, Jerry : h of Assess- ment Norte and Addr.sa ment and r. ,atlft •o County Ken Fed the Clerk for ,.in , ' y...'dgrtify that p r wp3'received county'r ,u e.A24..•;'...l4:_0 :.. s if f said .,. Iluy•r'a Name and AddrNa ,d 1 01 .�l aY` After r.00rdtna.morn Is Nam..AO*...,DO: ,A;4�! l SPACE RESERVED ��l-'\• •Po � a__ v J� R FOR tyinI t y /(T,r L, RECORDER'S USE /4 f Sdrr; uirector of 71(r/410 [ J 172 - -U3 --- � sess Rent-:ahaTaxation,Ex- Officloonty'Clerk Unlit requested*Mamie.,fend all to statements to(Nam.,Address,Zip): Doc 2000030998 ECen__Ae~a Rect: 253033 212.00 Cc) rd 230 ..6 J 04/18/2000 03:06:40pm Po "2 O 2/10-0,? CONTRACT—REAL ESTATE • THIS CONTRACT,Made this io p day of April 2000 between ALLRED LIMITED PARTNERSHIPS art Oregon Limited Partnership, and 'GEORGE L. NG L ,hereinafter called the seller, and KEN REA ,hereinafter called the buyer, WITNESSETH:That in consideration of the mutual covenants and agreements herein contained,the seller agrees to sell unto the buyer and the buyer agrees to purchase from the seller all of the following described lands and premises situated in Wasb fl _tQ11 County,State of Or'e$Qfl ,to-wit: Beginning at the most Northerly corner of Lot 58,NORTH TIGARDVILLE,amended plat,thence South 33°10' Est 242 feet; thence South 56°50' East a distance of 92.5 feet to the true place of beginning of tract to be described; thence North 33°10'East 250 feet,more or less, to Northerly line of said Lot 58; thence South 64°46' East 89.6 feet to the most Easterly Ii corner of Lot 58; thence 33° 42' West 267.4 feet along line between Lots 57 and 58 to a 1i point; thence North 56°50' West 86.18 feet to the true place of beginning. i Ii *.iia:*.'` REAL MAP£R , 'IF +aaf? M PAID berg for the sum of__One__Ht tired_Eight}r__Thou.s:3rtd_ras)d_xaoilf.0 Dollars($L8_0_,J1R0._OQ__), hereinafter called the purchase price,on account of which TW_ent. _Thous.ani3__alid__no J.f10 Dollars($20_,_01.1.0...0.0____)is paid on the execution hereof(the receipt of which is hereby 11 acknowledged by the seller),and the remainder to be paid to the order of the s ller t the times i d amounts a follows ,Lo-wit: Ii The balance of $160,000.00 shall be paid as follows: On may 1.2000, buyer snali pay seiier • interest only on the principal balance from the date of the contract through April 30, 2000. per diem interest shall be $67.56. Thereafter, the contract balance shall be paid in monthly installments of not less than $2,026.90, including interest in arrears at the rate of 9% per 11 annum from the date hereof until paid, payable on the 1st day of each month commencing j with the month of June, 2000. I The true and actual consideration for this conveyance is$L8Q+800_,.011__.(Here comply with ORS 93.030.) 11 All of the purchase price may be paid at any time;all of the deferred payments shall bear interest at the rate of_nine percent per annum from _t.he-rlat-m_heurepL___ until paid; interest to be paid monthly and O in addi- tion to ®to be included in the minimum regular payments above required.Taxes on the premises for the current tax year shall be prorated between the parties hereto as of J11ne 3Q , 200_0• I I The buyer warrants to and covenants with the seller that the real property described in this contract is 306)W l onxi Is leKlarst0xneatnitgamilxo(Jo mid kik polpool. (D)for an organization or(even it buyer is a natural person)is for business or commercial purposes. The buyer shall be entitled to possession of the lands on___the__date__he=e. _f and may retain such possession so long as buyer is not in default under the terms of this contract.The buyer agrees that at all tunes buyer will keep the premises and the buildings,now or hereafter erected thereon, I in good condition and repair and will not suffer or permit any waste or strip thereof;that buyer will keep the premises free from construction and all other liens and I save the seller harmless therefrom and reimburse seller for all costs and attorney fees incurred by seller in defending against any such liens;that buyer will pay all lanes hereafter levied against the property,as well as all water rents,public charges and municipal liens which hereafter lawfully may be imposed upon the premises, !i all promptly before the same or any pan thereof become past due;that at buyers expense,buyer will insure and keep insured all buildings now or hereafter erected I on the premises against loss or damage by fire(with extended coverage)in amount not less Than insurable Value B) ut company or companies satisfactory I i t to the seller,specifically naming the seller as an additional insured,with loss payable first to the seller and then to the buyer as their respective interests may appear t and all policies of insurance to be delivered to the seller as soon as insured If the buyer shall fail to pay any such liens,costs,water rents,taxes or charges,the sell. er may do so and any payment so made shall be added to and become a part of the debt secured by this contract and shall bear interest at the rate aforesaid,w-idrout 'r waiver,however•of any right arising to the seller for buyer's breach of contract. li (OVER) •IMPORTANT NOTICE'Deter.,byy Ilning out,whlch.v.r w.rr.nty(At or(6)t.not.pp Ik.bi..1t w.rr.nty(A)t..pptkabt.and ti th.aNN,la a eradlter•e.Wet,word I.d.tln.d In rh.Truth. M-L.ndinp Art and R.putatton Z,IM ueti.r MUST comply with inn Act.nd R.gul.11on by making r.quN.d dtaelo.ur..:br IMa purpo..•u..Stnnen.'N.a.Form No.Idea or.quHal.nt I� WARNING:Unless buyer provides seller with. .ence of insurance coverage as required by the contract or loan agreement between them,seller may purchase insurance at buyer's expense to protect seller's interest.This insurance may,but need not,also protect buyer's interest. If the collateral becomes damaged,the coverage purchased by seller may not pay any claim made by or against buyer. Buyer may later cancel the coverage by providing evidence that buyer has obtained property coverage elsewhere. Buyer is responsible for the cost of any insurance coverage purchased by seller,which cost may be added to buyer's contract or loan balance.If it is so added,the interest rate on the underlying contract or loan will apply to it.The effective date of coverage may he the dart buyer's prior coverage lapsed or the date buyer faded to provide proof of coverage.The coverage seller purchases may be considerably more expensive than insurance buyer might otherwise obtain alone and may not satisfy any need for property damage coverage or any mandatory liability insurance requirements imposed by applicable law. The seller agrees that at seller's expense and upon full Payment of COtltr {n kill furnish unto buyer a title insurance policy incur• ing(in an amount equal to the purchase price)marketable title in and to the prenises in the seller on or subsequent to the date of this agreement,save and except the usual printed exceptions and the building and other restrictions and easements now of record,if any.Seller also agrees that when the purchase price is fully part and upon request and upon surrender of this agreement,seller will deliver a good and sufficient deed conveying the premises in fee simple unto the buyer.buyer's heirs and assigns,free and clear of encumbrances as of the date hereof and free and clear of all encumbrances since the date placed,permitted or arising hy.through or under seller,excepting,however,the easements,restrictions and the taxes,municipal liens,water rents and public charges so assumed by the buyer and further except ing all liens and encumbrances created by the buyer or buyer's assigns. And it is understood and agreed between the parties that time is of the essence of this contract,and in case the buyer shall fail to make the payments above required,or any of them,punctually within 20 days of the tinte limited therefor,or fail to keep arty agreement herein contained.then the seller shall have the follow. ing rights and options: (I)To declare this contract cancelled for default and null and void,and to declare the purchaser's rights forfeited and the debt extinguished.and to rerun sums previously paid hereunder by the buyer:' (2)To declare the whole unpaid principal balance of the purchase price with the interest thereon at once due and payable;and/or (3)To foreclose this contract by suit in equity. to any of such cases,all rights and interest created or then existing in favor of the buyer as against the seller hereunder shall utterly cease and the right to the possession of the premises above described and all other rights acquired by the buyer hereunder shall revert to and revert in the seller without any act of mentor, or any other act of the seller to be performed and without any right of the buyer of return,reclamation or compensation for moneys paid on account of the purchase of the property as absolutely,fully and perfectly as if this contract and such payments had never been made;and in case of such default all payments theretofore made on this contract are to be retained by and belong to the seller as the agreed and reasonable rent of the premises up to the time of such default.And the seller,in case of such default.shall have the right immediately,or at any time thereafter,to enter upon the land aforesaid,without any process of law,and take immediate pusses. sum thereof,together with all the improvements and appurtenances thereon or thereto belonging. The buyer further agrees that failure by the seller at any time to require performance by the buyer of any provision hereof shall in no way affect seller's right hereunder to enforce the same,nor shall any waiver by the seller of any breach of any provision hereof be held to be a waiver of any succeeding breach of any such provision.or as a waiver of the provision itself. Seller,seller's agents.and the holder of any existing encumbrance to which the lands and premises are subject may enter upon the lands and premises at rea' sortable times(upon reasonable prior notice to buyer)for the purpose of inspecting the property. In case suit or action is instituted to foreclose this contract or to enforce any provision hereof,the losing party in the suit or action agrees to pay such sum as the trial court may adjudge reasonable as attorney fees to be allowed the prevailing party in the suit or action and if an appeal is taken from any judgment or decree of the trial Court,the losing party further promises to pay such sum as the appellate court shall adjudge reasonable as the prevailing party's attorney fees nit such appeal. In construing this contract,it is understood that the seller or the buyer may be more than one person or a corporation;that if the context so requires.the sm. gular pronoun shall be taken to mean and include the plural and the neuter,and that generally all grammatical changes shall be made,assumed and implied lu make the provisions hereof apply equally to corporations and to individuals. This agreement shall bind and inure to the benefit of,as the circumstances may require,not only the immediate parties hereto but their respective kin:. executors,administrators,personal representatives.successors in interest and assigns as well. See '!rtdditional Provisions" below. IN WITNESS WHEREOF,the parties have executed this instrument in duplicate;if either of the undersigned is a corpora- tion,it has caused its name to be signed and its seal,if any,affixed by an officer er oche perm1 duly aul rized to do su by order of its board of directors. 11,E '� i THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN (, .� -THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGU• �r a •" x• r ` 7 0, if LATIONS BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON i t CG51 - -r 4 ACQUIRING fEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPRO• =a -te/ i ea PRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES • AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED iN ORS 30.930. X. Yen Tea •SELLER:Comply with ORS 9a.905 it ap.poor to exercising Iola r,m,dy. STATE OF HAWAII,County of Hanoi ul U )ss. /C{ Tf cis-tnstwme1 as-aeknowledged•be€ere-meorr -by- This instrument was acknowledged before me on l;griJ 12 , 20-0.0, by __Douglas__13..__.r,l.1red_ as __G.eneral_Ear_tner of___Allred_Lirlited_P.artnershio,_.an_Ore aimited-Partnershio • ", XIE • • • 'N Notary Public for)Gosgpa Hawaii --i ` My commission expires_-Q7iOQI20Q2 • �a:.,� OFFICIAL SEAL STATE OF OREGON, County of Multnomah) ss. f/ LOVEJOY SCHELL This instrument was acknowledged before NOTARY PUBLIC-OREGON `1.,,� COMMISSION NO A300096 me on April 18, 2000 y • rge L. Engel. MY COMMISSION EXPIRES JUNE 7,2001ir_ , ADDITIONAL PROVISIONS Notaryblic for legon The property is sold AS IS WITH ALL FAULTS'pursuant to the terms and conditions of Exhibit 'A' attached hereto, except only that Sellers represent that they have no knowledge of any underground oil tank on the premises. Buyer shall provide Seller proof of payment of real property taxes at the time of payment. Buyer shall not sell, assign or encumber any interest in this contract without the prior written permission of Seller. Buyer shall be in default if Buyer fails to make'driy.payra1ent within ten days of its due date and within ten days after written notice by Seller that it is due. Nc,,noticc of default by•Seller and no opportunity to cure shall be required if during any • twelve month period Seller has already,sent two notices to Buyer concerning nonpayment or late payment under this contract. In all other matters Buyer shall be in defatjltif he fails to cure the default within twenty days after written notice by Seller stating the default. • EXHIBIT "A' "AS IS WITH ALL FAULTS" 1. Seller desires to dispose of the Property without continuing liability following the disposition. Accordingly, Buyer shall purchase the Property on an 'AS IS, WITH ALL FAULTS'basis. If this agreement required Seller to make any representation or warranty, express or implied, relating to the Condition of the Property (hereafter defined), or to accept any liability with respect to the Condition of the Property, Seller would have required a materially higher Purchase Price for the Property because of contingent risk to Seller of post-closing liability, or refuse to sell the Property. Buyer acknowledges and represents: 1.1 Buyer has taken the "AS IS, WITH ALL FAULTS' basis for sale of the Property into account in determining the Purchase Price of the Property, and the Purchase Price incorporates whatever adjustment deemed necessary to reflect the risk Buyer is assuming in purchasing the Property 'AS IS, WITH ALL FAULTS.' 1.2 Buyer assumes and accepts the entire responsibility for interpreting and assessing the Condition of the Property, including the extent, if any, to which the information contained in documents furnished to or obtained by Buyers is accurate, complete, or should be relied upon by Buyer. 1.3 Except as may be stated expressly in this agreement, Seller and Seller's agents and employees shall have absolutely no liability for any warranty, representation, or other promise or statement regarding the Condition of the Property. 1.4 Prior to the execution of this contract, at Buyer's sole expense, Buyer shall conduct, or cause its agents, consultants, contractors or employees to conduct all inspections, investigations ("Inspections") related to the condition of the Property which Buyer deems necessary or desirable to purchase the Property, taking into account the "AS IS, WITH ALL FAULTS" basis of the transaction which this agreement contemplates. Buyer shall rely solely on the Inspections, its own expertise and experience in commercial real estate projects comparable to the Property, and the advice of experts and consultants engaged by Buyer. 2. The term 'Condition of the Property" means all material facts about the Property, including but not limited to: 2.1 The quality, nature and adequacy of the physical condition of the Property, including but not limited to the quality of the design, labor, and materials used to construct the improvements thereof, if ny; structural elements, roofs, glass, mechanical, plumbing, HVAC, sewage or utility components and systems, irrigation, access, fixtures, and the presence of any asbestos or other hazardous or toxic substance or waste, including, without limitation, friable asbestos, gasoline, petroleum products, explosives, area formaldehyde, polychlorinated byplenal and radio active materials; 2.2 The development potential, economic feasibility, habitability, merchantability and fitness, suitability or adequacy of the Property for any particular use; 2.3 Compliance or non-compliance of Seller or any other person or the Property or its operation in accordance with, and the content of, applicable codes, laws, restrictions, licenses, permits, approvals, and applications of or with any governmental authority asserting jurisdiction over the Property, including but not limited to those relating to zoning, building, public works,subdivision, subdivision sales,asbestos and hazardous and toxic substances and waste, including but not limited to thcse enumerated in paragraph 2.1; and 2.4 Compliance or non-compliance of Seller or any other person or the Property or its operation in accordance with, and the contents of, all other applicable agreements, covenants, conditions and restrictions, condominium plans, development agreements, and other instruments and documents governing the use, management and operation of the Property, and the status and existence of any association of owners affecting the Property. 3. The execution of this contract by Buyer shall constitute the acceptance of the property AS IS, WITH ALL FAULTS." Page 1 - AS IS WITH ALL FAULTS 11111111M1ams.axA F1,030700,1 Propo sa. �// larrafVe SITE DEVELOPMENT . RE VIEW APPLICATION REA DZ N G -.6::-:gf - ' ,t0, _ :'.1' . 0 ›, : k , 'i/!` f r . .41141- -.' - - i 4 side.- I ovi i. .;-At'a- v�R , ) F 4 _ •to PCEZ CAM o INTERNET'SERVICES g5j0 Sw TIGgRD STR EET Q AtU R p H Y 4 AS SpCIgT FS L F V $ AN D VAN VLEE T' 1NC Mgr1O ♦�♦ ED MURPHY & ASSOCIATES ♦ Land Use Planning and Development Services May 10, 2002 City of Tigard Community Development Department 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Site Development Review, Conversion of house from residential to office use 9570 SW Tigard Street 2S102 BA,TL 901 Dear Tigard staff: Enclosed is an application for Site Development Review for Ken Rea's conversion of an existing house into an office for his business. I believe you will find the contains all the required information and addresses all the appropriate criteria and standards of the Development Code. If you have any questions, please give me a call. Sincerely, '&11/\4Th Ed Murphy, AICP cc. Ken Rea, PCF7..COM Kim McMillan, Lewis and Van Vleet, Inc. 9875 SW Murdock St. Tigard, Oregon 97224 /Phone 503. 624.4625 /Cellular 503. 314.0677 /Fax 503. 968.1674 SITE DEVELOPMENT REVIEW APPLICATION REA OFFICE BUILDING Rea Office Building SDR Api. __ation _ BACKGROUND INFORMATION Project Name: Rea Office Building Property Description: Property is located just south of the intersection of SW Grant Avenue and SW Tigard Street. It has one small office building on it, which was formally a house. Location: 9570 SW Tigard St., Tigard, Oregon. Legal: 2S 102BA-0090 Current Zoning: I-P Parcel size: 19,313 square feet. Applicant/Developer: Ken Rea Owner: Ken Rea Key Project Representatives: Planner: Ed Murphy, Ed Murphy&Associates 9875 SW Murdock St., Tigard, OR 97224 503.624.4625 phone 503.968.1674 fax Civil Engineer: Kim McMillan Lewis and Van Vleet Consulting Engineers 18660 SW Boones Ferry Road Tualatin, Oregon 97062 503.885.8605 phone 503.885.1206 fax edmurphy&associates/rea/SDRapp/5/9/02 1 Rea Office Building SDR App.._.cion SUMMARY OF REQUEST The application is for Site Development Review (SDR) approval to convert a residential structure into an office building. No expansion of the existing structure is proposed at this time. The owner, Ken Rea, seeks City approval of a site plan for the property, which is substantially the same as the improvements that he has already made to the site. EXISTING CONDITIONS 1. Size of the office. Approximately 1174 gross square feet. 2. Number of employees. Four, plus the owner. 3. Existing site conditions. The structure has been remodeled and upgraded, and the site improved with a surfaced parking area and landscaping. There are three large deciduous trees in the front yard area, plus a large cedar tree in the back yard near the property line behind a small storage shed. The back yard is cleared of vegetation, and is being used as a large garden area. 4. Existing environmental conditions. • Floodplain. The rear portion of the parcel is within the 100-year flood plain of Fanno Creek. Fanno Creek itself is over 200 feet from the rear property line. • Wetlands or other Sensitive Lands. There are no wetlands or other sensitive lands on the site or within 200 feet of the site. 6. Utilities and Services: • Sewer. The building is already connected to the public sanitary sewer system. • Water. The building is already connected to the City water service. • Storm Water. Storm water run-off currently sheets off of the parking lot and building, and into the gravel area to the east of and behind the office building. • Garbage. Garbage is provided by Pride Disposal. Pick-up is from trash containers taken out to the street(i.e. the garbage truck does not enter onto the site). • Fire Service. Fire Service is provided by Tualatin Valley Fire and Rescue District. edmurphy&associates/realSDRapp/5/9/02 2 Rea Office Building SDR Apt ation _ 7. Transportation.Tigard Street is designated as a"Neighborhood Route"in the City's Transportation System Plan. The frontage is not currently improved with curb, gutter, sidewalks or street lighting. The site has one access point from SW Tigard Street. There are currently nine (9) parking spaces on the northeast side of the building, including one handicapped accessible parking stall near the front entry. Tri-Met bus service is not available on SW Tigard Street or on any near-by street. It is available on Main Street, 1/4 mile away. However, there are generally no sidewalks along either side of SW Tigard Street from SW Tiedeman to SW Main Street. The site is currently accessible to pedestrians through the parking lot and a walkway to the front door. There are is no formal bicycle rack or storage area, but there is room behind the building to store bicycles. DETAILED DESCRIPTION OF PROPOSAL See Site Plan and Vicinity Map, attached as Exhibit `A'. Mr. Rea is proposing to leave the site as much as possible as it is already improved with parking and landscaping. The building will remain as is, and the existing trees will remain. In order to meet the City's access standards, the driveway will be widened to 24 feet, with a 30-foot wide entry off SW Tigard Street. Two of the nine existing parking stalls will be lost to accommodate the wider driveway, leaving seven parking spaces. Rather than construct a new sidewalk between the front door and the street, which would disturb the existing landscaping and create additional impervious surface, Mr. Rea proposes to stripe a four-foot wide portion of the existing asphalt parking lot as a pedestrian path. There is adequate room to provide both the parking area and the pedestrian path, and still meet city standards. The site plan shows the location of a proposed bike rack behind the office building. It also shows a 10-foot wide dedication of right-of-way to the City to accommodate the future widening of SW Tigard Street. And it shows the location of the proposed storm water runoff facility, behind and to the southwest of the office building. edmurphy&associate s/rea/SDRapp/5/9/02 3 Rea Office Building SDR Appi.__don CRITERIA FOR SDR APPROVAL DIMENSIONAL REQUIREMENTS (Code Section 18.530). 1. Minimum lot size. No minimum lot size required. 2. Minimum lot dimensions. Width -- 50 feet average minimum required. The property is over 88 feet wide. 3. Maximum building height. 45 feet maximum allowed. The structure is a one- story building. 4. Minimum yard setbacks • Front. 35' minimum required. The building is set back over 90' from the new right-of-way line. • Side. 0' minimum required. The building has a 6' setback on the north side, and a 22' setback on the south side. • Rear. 0' minimum required. The building is 86' from the rear property line. 5. Maximum Site Coverage. 75% maximum allowed. The building, parking lot, walkways, gravel area, and tool shed cover approximately 49% of the total site. 6. Minimum landscaped area. The minimum landscape requirement is 25%. The proportion of the site that is landscaped(counting the garden area)is 52%. NEIGHBORHOOD MEETING Mr. Rea held a neighborhood meeting on April 29, 2000. The only people who attended were Mr. and Mrs. Morris, who live in the house next door to the north (Tax Lot 900). They had no objections to the proposal, and expressed great pleasure at the improvements that Mr. Rea has already made to the property. They are supportive of the SDR application. See Exhibit `B' for documentation of the neighborhood meeting. IMPACT STUDY. See Exhibit `C' for an impact study quantifying the effect of the development on public facilities and services. edmurphy&.associate !rea/SDRapp/519/02 4 Rea Office Building SDR App. ..uon _ ACCESS. (Code Section 18.705 and 18.765) Minimum access requirements. One driveway is required (Section 18.705030.I.1), and one driveway is provided. The minimum access width is 30', and the minimum pavement width is 24', which is what the proposed site plan shows. The driveway and parking area are both paved. WALKWAY REQUIREMENTS (Code Section 18.705.030) A walkway is required between the building entrance and the street. The proposal is to mark a 4'-wide pedestrian walkway between the existing sidewalk leading to the front door, and the entrance to the site. Since there is no sidewalk along SW Tigard Street, the walkway will connect directly to the street. Because of the very low volume of vehicular traffic to this site, the practically non-existent level of pedestrian traffic, and the wide parking aisle, such pavement marking is completely adequate to provide for convenient and safe pedestrian access. BUFFERING AND SCREENING (Code Section 18.745) No buffer is required unless the property abuts a residential zone. In this case, the Rea property abuts a residential use along the north side, which is the home of Mr. and Mrs. Morris(Tax Lot 900). Italso abuts a property along the west side of the Rea property (Tax Lot 1100) which has been a residential use, but which is curently converting to a commercial use See SDR 2002-00001). Both home are located in the IP zone. Although the Rea office is within the IP zone, it functions as a very light office use, and not as an industrial or commercial use. The property borders the rear yard of the Morris's home, which contains trees, shrubs, and a chainlink fenced area for their dogs. The Morris's expressed their contentedness with the landscaping and fencing the way it exists, and did not suggest any improvements were necessary. Because of the very light use of the property, the large trees and nicely landscaped yard and garden area, and the neighbor's satisfaction with the existing landscaping, and the existing IP zoning, no additional buffering or screening is required or necessary. LANDSCAPING (Code Section 18.745 and 18.765) The Code requires streets trees along the frontage of the property. In this case, there is only about 50' of frontage that is not paved for the driveway. There is a very large deciduous tree already located between the parking lot and the street, located just behind the new right-of-way line. Because of the location and size of the existing tree, and the limited edmurphy&associates/rea/SDRapp/5/9/02 5 Rea Office Building SDR Apps.-..Lion - amount of street frontage available, no other street trees seem necessary. Therefore, none are shown on the proposed site plan. The Code also requires one tree for every seven parking spaces, planted in and around the parking area in order to provide a vegetative canopy effect. There are two very large deciduous trees located in front of the office building. Together with the tree located near the street, these trees provide a very nice canopy for the entire parking lot. RECYCLING AND MIXED SOLID WASTE STORAGE(Code Section 18.755) Because of the small number of employees and type of business, very little mixed solid waste or source-separated recyclable materials are generated at this site. The small amount that is generated is placed in a standard residential trash containers and recycling baskets, and wheeled out to the street on collection day. No on-site trash collection is needed or provided. Therefore, no external storage area for mixed solid waste or recyclable materials is needed. PARKING 1. Minimum required number of parking spaces. 2.7 spaces/1000 square feet. In this case, a minimum of 3 spaces are required for a 1174± square foot office building. Seven spaces will be provided. 2. Maximum allowed number of parking spaces. Ten (as per Section 18.765.070.E.2.) Seven spaces will be provided. 3. Compact stalls. A maximum of 50% of the required spaces may be designated as compact spaces. In this case, three stalls are required, which would allow 1-1/2 spaces to be compact. However, seven spaces are proposed, which would allow 3- 1/2 compact spaces. Two compact spaces are proposed. 4. Handicapped parking. One handicapped parking space is required, and one is provided,nearest to the front door of the building. BICYCLE RACKS. A minimum of two bicycle parking spaces are required. Two are proposed, which will be located in the rear of the building, near the back door entrance. edmurphy&associate s+rea/SDRapp/5/9/02 6 Rea Office Building SDR Appination . SENSITIVE LANDS (Code Section 18.775) There are no natural drainageways, wetland areas, steep slopes or unstable ground the site. There is a portion of the 100 year floodplain located at the rear of the property, which is identified on the site plan. Mr. Rea is not proposing to develop this area. See combined Site Plan, Exhibit `D', that shows both the Rea property and the property to the south (Tax Lot 1100) to see the location of Fanno Creek. CLEAN WATER SERVICES BUFFER STANDARDS There are no significant wetlands or streams or riparian corridors on this property. There is a portion of the Fanno Creek 100-year floodplain, as discussed above. No special setbacks apply to this property. See letter from Clean Water Services, dated April 25, 2002, attached as Exhibit `E'. SIGNS (Code Section 18.780) Mr. Rea does not intend to install any additional signs at this time. TREE REMOVAL PLAN REQUIREMENTS, AND TREE REMOVAL MITIGATION(Code Section 18.790.030 and 18.790.060.E) Mr. Rea does not plan to remove any trees. CLEAR VISION AREA (Code Section 18.795) A clear vision area between 3' and 8' in height needs to be maintained at the road/driveway intersection. There is no vegetation or other obstructions to vision at the intersection of the driveway and SW Tigard Street. ADDITIONAL LOT DEMENSIONAL REQUIREMENTS 1. Minimum lot frontage. 25' minimum. The property has over 88' of frontage. 2. Depth to width ratio. The lot depth is not supposed to be over 2-1/2 times the average width. Since this is a pre-existing parcel, Code Section 18.810.060 may not apply. Even if it does, in this case, 2-1/2 times the average width of 88.24 equals 220.6. The average depth is 219.9. edmu phy&associates/rea/SDRappI5i9/02 7 Rea Office Building SDR Appi1 ation 3. Environmental Performance Standards (Section 18.725). The business will not generate noise, visible emissions, vibrations, odors, glare or heat. The grounds will be kept tidy, and any wastes will be placed in a garbage container with a lid. RESPONSE TO OTHER PRE-APPLICATION NOTES (2/19/02) 1. Right-of-way dedication. Mr. Rea is reluctantly agreeing to dedicate an additional 10' of right-of-way for SW Tigard Street, for a total right-of-way width of 30' from centerline. This is shown on the proposed site plan. 2. Street improvements. The City staff stated in the first pre-application meeting on 9/21/00 and again at the second pre-application meeting of 2/19/02 that the street improvements could possibly be deferred if the property owner executed a non- remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district (LID). In a telephone conversation on April 17,2002, Mr. Brian Rager he indicated that he and the City Engineer, Mr. Gus Duenas would not require full 1/2 street improvements at this time, but neither would they accept a non-remonstrance agreement. Instead, they intend to require Mr. Rea to contribute a cash amount equal to the estimated construction cost of improving SW Tigard Street with one-half street improvements, including street widening, curb, gutter, sidewalk, and street lighting, but not including design, financing or administrative costs. The funds contributed would be placed in a special fund, and could only be used to improve SW Tigard Street at some point in the future. This "payment-in-lieu-of-street- improvements" would fulfill the owner's obligation to improve SW Tigard Street. There are very few other street improvements along SW Tigard Street. In fact, there are only three properties that have made any street improvements between SW Tiedeman Avenue and SW Main Street. These are: • The property on the east side of SW Tigard St.just south of SW Tiedeman St. • Willamette Electric,9710 SW Tigard St. • Western Plumbing, 9460 SW Tigard St. There are apparently no properties along SW Tigard Street that have signed an agreement not to remonstrance against a future LID or have deposited cash in-lieu- of street improvements. The "fee-in-lieu-of' requirement is not explicitly authorized by the Tigard Development Code, unless it falls under Section edm urphy&associates/rea/SDRapp/5/10/02 8 Rea Office Building SDR App..cation 18.810.030.A.4, which authorizes the City Engineer to accept a "future improvement guarantee" in lieu of street improvements. Mr. Rea agrees that street improvements should be deferred until such time as the entire street is improved, and he is open to the idea of paying a -in-lieu of now rather than participating in an LID later, subject to reviewing the details of such an arrangement. 3. Overhead utility lines. The applicant will pay the fee-in-lieu of undergrounding. At $27.50 per lineal foot of street frontage, the fee will be $2438. 4. Sanitary Sewers. The property is already connected to the public sewer. Since the house was already connected, and since there has not been an increase in the number of fixtures, no additional Sewer SDC should be charged. 5. Water supply. The property is already connected to the public water supply. The meter size has not been changed. No additional water SDC should be charged. 6. Fire Protection. Kim McMillan met with Eric McMullen, Deputy Fire Marshall for the Tualatin Valley Fire and Rescue District, on April 19, 2002. Mr. McMullen said that there are no conflicts, access is good, and no additional fire hydrants will be required. 7. Storm Sewer Improvements. As noted on the proposed site plan, the amount of new impervious surface is approximately 3100 square feet. Since this is less than 5000 square feet, no on-site detention is required. 8. Storm Water Quality (fee-in-lieu-of). The storm water runs into the gravel area along the east side of the office building, which provides very good drainage. Further, the drainage area is over 200 feet away from Fanno Creek. A water qualify feature (bioswale) is proposed behind the office building. See Exhibit `F', letter from consulting engineers, Lewis&Van Vleet. 9. Traffic Impact Fee. The traffic impact fee is based on 16.31 trips per 1000 gross square feet of general office use, at$207 per trip. However, since the property was previously used as a residence, there is a credit of 10 trips applied. The net TIF is therefore 16.31 x 1174/1000 = 19.15 minus 10 = 9.15 trips, times $207/trip = $1894. edm urphy&associates/re a'SDRapp/5/10/02 9 Rea Office Building SDR App.._..don - 10. Street Opening Permit. Mr. Rea or his contractor will obtain a street opening permit before improving the driveway entrance. 11. Building Permits. Mr. Rea will obtain any necessary building permits after the SDR has been approved. 12. Other. There is a Parks SDC of $119/employee, times 5 employees, equals $595. However, there will be a credit for the single-family house of $1679, which means the fee is zero. RESPONSE TO APPROVAL CRITERIA(Section 18.360.090) 1. Compliance with applicable standards. The proposed project will meet the requirements of Chapter 18.810, Street and Utility standards, assuming that the City Engineer accepts a future improvement guarantee,as per 18.810.030. 2. Relationship to natural and physical environment. No expansion of the existing building is being proposed. 3. Exterior modifications. Not applicable. 4. Buffering, screening and compatibility. The site is surrounded by industrially zoned properties. There is a very large concrete building to the south, and railroad tracks across Tigard St. The property to the southwest, a single-family house, has been approved for offices. The property adjacent to the north is currently a single- family residence, whose owners are supportive of the project as proposed. The existing trees are substantial in size. The office use is very quiet, attracts few outside customers or vendors, and is eminently compatible with the other uses in the neighborhood. 5. Privacy and Noise. Not applicable. 6. Private outdoor area. Not applicable. 7. Shared outdoor recreational area. Not applicable. edmurphy&associates/rea/SDRapp/5/9/02 10 Rea Office Building SDR Ap,. ..ation - 8. 100-year floodplain. No development within or adjacent to the 100-year floodplain is proposed. 9. Demarcation of public, semi-public and private spaces. The area in front of the office is clearly public space, defined by the landscaping, walkway and landscaping. The area to the south of and behind the office are clearly private spaces, marked by a chain strung across the edge of the parking lot, restricting access to the gravel area. 10.Crime prevention and safety. The front of the office building is clearly visible from the street. The front doorway is well lit with wall mounted exterior lighting. The mail box is located near the street. Access to the rear of the property is limited by fencing, the large building to the south, Fanno Creek, and other properties. 11.Public Transit. There are no transit facilities proposed on this site. 12. Landscaping. Section 18360090.12.c requires 15% of the gross site to be landscaped, but Table 18.530.2 requires a maximum (probably means minimum) 25% of the site. In any case, 49% of the gross site is landscaped, including the garden area. 13.Drainage. The proposed drainage complies with City and Clean Water Services standards. 14.Provision for the disabled. A handicapped parking space is provided, and the building will provide access for the disabled in accordance with the requirements of the Uniform Building Code. 15. The proposal meets the standards of the underlying I-P zone. The attached photographs of the site and surrounding area, Exhibit `G', support and hopefully clarify the statements made in this application. edmurphy&associates/rea/SDRapp/5/9/02 11 Rea Office Building SDR App.. _don - LIST OF EXHIBITS EXHIBIT `A' Site Development Plan Sheet Cl Site Plan and Vicinity Map Sheet C2 Site Grading and Drainage Plan EXHIBIT `B' Impact Study EXHIBIT `C' Combined Site Plans EXHIBIT `D' Letter from Clean Water Services,dated April 25,2002 EXHIBIT `E' Letter from Lewis and Van Vleet,dated May 9,2002 EXHIBIT `F' Neighborhood Meeting Documentation EXHIBIT `G' 34 photographs of the site and surrounding area, with an accompanying explanatory list. edmurphy&associates/real SDRapp/5/9/02 12 1 ■..,:t.,..4, Ial 12/]1/ \ \ REN9ONS g • ..„--\\ -----,:'-------....,S1: 7,----67..............-- _____„. • / / \ o ?49. 5/H-iR 6411-I Y�f.._ Y \`f. T� �`■ PER• EDCE dF EXAnNG / 5' I ,�'¢s' !�„,..4k,,, `\ � PANNG TO Rp1AW 4, © / • � 4.-/ I d c��.i. ? . j 4 �\ o! ° K 6 \! O fit, `\ 16600 Nti Roams Xrry l006 : / / ADDITIONAL 1 C /�� "� 'S ■. p,503 e6S.eeOS 97062 • • / / . - \vim 119,313 RS0. FT. �; �, I 1 0. ~ KEYNOTES • �N o • / QT 4.0'ASPHALT SIDEWALK AND 6•M10E STRIPE FOR SEPARATION 0 .• Y , .� / , ,ORNVC AISLE / j _ F � �'\` /o Q2 EXISTING PAIEMFNT TO REMAIN. STRIPE HATCHING TO DESIGNATE !� / ,.`� / EDGE OF \ / NO PARKING AREA ,'7\ / PAYr/0 J RESTRIPE AS NECESSARY TO PRONOE REQUIRED PARKING STALL ,• " ,/■\\'' \� 'SJ I ��~ 1E{' . O LENGTH.16.5'STANDARD,16.5 COMPACT \ \ 0O I I i�/,G, \y ♦ W/EEL STOPS LOCATED}'HEW END Of STALL �� N // 6 PAVING SECTKMk J•CLASS C ASPHALT PAVEMENT r..),\..„\' ^\�` v.O R �. 74 0 /y ��� e 1 1/2T-0.AGGREGATE • 1 e REMOVE PAINT STRIP i \ '�� / • � N.� '� )<3' -, �7 STRIPE TO DESIGNATE 24'DRIVE u9.E DMN RIM w 154.66 I / \ J •�A` :`Y �. /�� E CENTER-147.66\ 4� ~,! ^ \ �i,//\\ 1 �� Ilsk. 0., ,Q� /`" ry�`<i 5., .' �v ::.fq `4A 4 `°a'c. ��rl ^ SUMMARY 4. /' •' `fit `'r i I 3 TAX MAP 251026A TAX EDT 901 PER �1 \ O 0.43A: P.60USTRIAL PARK C SI:R'J"r'!024,563 / �, O C? 0.43 0.43 ACRES CO-) //7 S -o'E1:N A`.NW CORNER CF SITE - \ /C�A'�' � C. EXISING RPERN0115 AREA: PAVEMENT 216715E a- �. / ` C}•/ / /49 .- O ■ 4i J y NlANDSCAPE AREA i SO SF RJ1005F \ N. / PARKING SPACES: 1 TIC /� \�` \ / 4 STANDARD a 1(2'X 18.5' +L i, \\ \ • // / �� �I, 61CYgE►ARKING 2 SPACESACT a 1/2 X 16.5' /, / \, ' / 91[PRAMS RAM ' \ / / .' k t J c CGR +/•9n•'a R s 1Tom3G,F C \, _ Z / / P.,, Cla3 / / ' ....,. 410.4., S • / // ♦ NA yam.. o` \ ,too TEAR itGODPLAw _�' ♦ ab, 0., / h.--,- .., 0 / •� / SW NORTH DAKOTA i i !'1rl \ 'vC Q/ q,i0. 3/4'IRON PIPE / ,.'�. \ `. FROAISTRUE CORNER 4.12' , _CD 7 Ak, // :".,`- 1// 1 N j 100 WAR PICODMAr / �' Z LL. / r \ \\ \\ � •\ < • - w4164 'SM ,sake" OQU W.\ R \� O \ RO �W \ ill•j% / •4.1►i ao'' ,fn it c\\\ \\ /��1 [ \ e. GTE \ VI I- / \\\ o ILI `\\ / 0AIE 05-07-02 MGLCT NO 02063 SITE PLAN / \ VICINITY MAP ,Q1 N� 1-_� �6\�, NT.S. 1 20 0 20 40 C1 or EROSION CONTROL PLAN - STANDARD NOTES ": � R PRADING LEGEND A. CONTRACTOR SHALL INSTALL AND MAINTAIN OF IRE YEAR)PER 'HN PLANS DIMING LOCAL STAN A(SHY TIME OF THE TEAR)PER 'NESS • h`• R PLAN$AND PER LOCAL STANDARDS. HAW , \gyp° 154- F70STI NG CONTd1R UNE ESL \ B. APPROVAL OF THIS EROPOM/SEDIMENTAMON CONTROL(ESC)PLAN DOES ^•4 �—.t55 B CATCH BASIN NOT N(E G..SI AN APPROVAL OF PERMANENT ROAD OR pCMNAGE {`/ ,` NEW CONTOUR DNE O MANHOLE DEA N LS.CR TEN AND LOCATION Of ROADS.PIRES.RESTWCTCRS, AIRES: 12/31/ O CHANNELS RETENTION FACT TIES UTILITIES.ETC.) SEDIM.ENTAT1O1 FENCE CCU UTSITY POLE 0' FIRE HYDRANT `+•3� C. THE IMPLEMENTATION OF THESE ESC PLANS MD THE CONSTRUCTION, RENSTONS �� DOTING SPOT ELEVATION O METER ................---N:,... \\ MAINTENANCE,REPLACEMENT,SIB AND FPTHE AP OF THESE ESC 154.5 Q LIMY VAULT SI/1, FAgLlnCS IS TIE RESPONSIBILITY OF THE APPLICANT/CONTRACTOR �— T 7RANSFpRMER AND PAD f_ VEOE All[dANOSC PON IS COMPLETED AND APPRCKD AND PROVIDE STAKE. $PEG'S ❑ WV R7M a \` NOTE: NOT SURE OF EXACT DIRECTION OR KGETATgN/LANDSCAPNG IS ESTABLISHED. 7E. 7TH /A 7 \ QA LENGTH OF THIS SANITARY SEWER LINE D. THE BOUNDARIES OF TEE CLEARING LIMITS SHOWN ON THIS PLAN SHALL 0 VALVE BOX COVER �.O,CO£ 'SB \ BE CLEARLY FLAGGED IN THE FIELD PROP TO CONSTRUCTOA. DURING -'\..j SURFACE MANAGE FLOW .. T 7* -a- LTGNT POLE S.„,........................ .90_ (S 1 9 �\ THE CON51RlK:TgM PEWCO,NO DISTURBANCE BEYOND THE FLAGGED _ 'F9 `\ CLEARING LIMITS SHALL BE PERMUTED. THE FLAGGING SHALL BE { \7*9 \�\ Of NCONSIRUCTIpN. APPLICANT/CONTRACTOR FOR THE DURATION F1EV. ELEVATOR O- WALL MOUNTED LIGHT \ ¢ BOC TOP Of CURB FIRE DEPARTMENT CONNECTOR / S -a' \ TOO BOTTOM Of CURB 1i•� qR E. THE ESC FAOLITES SHORN ON THIS PLAN MUST BE CONSTRUCTED IN .{ J �}I'.�[_ `\ CONJUNCTON YAM ALL CLEARING AND GRADING ACTMRES,AND N CB CATCH.E ` \ `� • .�'/ ---TTI��De'\~\ SUCH A LEARNER AS TO NSURE THAT SEDIMENT AND SEDIMENT-LADEN HATER DO 1 O ff / ���\■.\ �`• ���\ APHJCABLEW WATER ST ANDARCS MACE SY57EM,ROAOMAK.OR'f OLATE V/ / LT \ I ,F F. 1NE ESC FAqunES SHOWN ON THIS PLAN ARE THE MMNUY IOUIREYEN 75 / �.l\ ` /1� \\ �\ FOR AN7IGPATED ATE CO/D:TONS. pURN1G THE CONSRUC IIOIV PERK%?. ♦ \ lVi T\\ THESE ESC FAOUTIE$SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED / f/✓, STORM EVENTT AND TO INSURE THAT$EdMENT ANp SEpNENT.'-ADEN �[\�•, \ WATER DO IqT LEAK THE Sill.a.i 'LJ //�� G. THE ESC TOR A D SHALL BE NSPECTED DALY O I THE APPLICANT/ ♦ ,,`,,\\. .0 A \� \ CONTRACTOR AND YANIARIED AS NECESSARY i0 tN5•JRE THE14 ♦ END. :;N"IR MM EEC.._ / \ •((�l T COl HUED iUNCTdMC. P R i1.r.V_Y Cit.55Y �� \\ /Y'/T �� o /f \ ���/FF 1' N. MAA ESC FAC RIN ON OF ONCE SITES SHALL BE INSPECTED AHO bliA p '�, \ MAIN TAMED A TES ON OF TA I MONTH ON E NS THE 21 YOURS .L./(3;_ \;I.: O I I •S f 1`` \ ` 1, PAVEMENT SURFACES AND VEGETATE.ARE TO BE•LACED AS RAPIDLY ♦ /4/ I •flsr ■ �.. '�` J. SEEDING SHALL BE PERFORMED NO LATER THAN ARO SEBFR 1 F'JR EAW♦ ^A I / �1 \\ PHASE OF CONSTRUCnM. / 9 �1 3�� K. M THERE R EXPOSED SdLS OR SOTS NOT NLLY STABILIZED FROM T �l/eYG``- � L'� `. � NOVEMBER 1 7NRWCH APWI}0.THE VET HEATHER EROSON;:ONTROL / -L. V J p/,` ? I ` M1� MEASURES'PILL BF IN EFFECT SEE SECnONS 3.3.7 AND}.},B.TECNwCAL / I 7` -,'I" \ * GIMIANCE HANOB001f,FOR REQUIREMENTS. A. ' \' •Z•_�' ./' `I I�\\ \ L ESC MEASURES SMALL DE REMUKD BY TEL DEVELOPER NMN KGETATICH 15660 ow boon Fwwrryye�rRod °j ..3. I D / ..• �', IS FULLY ESTABUSNED. tudatIn, Dp7062 (503 565.206 fa% ' ♦ T \ /e •ro° STANDARD NOTES FOR SEDIMENT FENCES: (��eel ♦ \� v / X19 313 SGA. FT. / `\ i ✓ \,...3!!! '// T I tl 1� 1. THE FILTER FABRC SHALL AR TEN TO AA N A CONTNUOUS ROLL CUT / \� `�O q4 ,' -- __�� ''-' L1 TO THE LENGTH OF THE BARRER TO AVVID USE a LICED WHEN ♦ I L��•- JOINTS ARE NECESSARY,FILTER 010TH SHALL BE SPLICED TOGETHER l yj ONLY AT A SUPPORT POST,WON A MNN111I 6-N01 OVERLAP,AND / (•:) 1 j �` -�''•' \ e BOTH EROS SECURELY FASTENED TO THE POST,OR O+ERLM 2 X 2 1/� � y l /• I \� I/ POSTS AND ATTACH AS SNONN ON DETAIL_ .- / / \\ 1( !� , S 4c `/•'I 2. THE FILTER FABRIC FENCE$HALL BE NSTALLED TO FOLLOW THE '60 ` ' i4j.A,� \`\,/,! CONTOURS WHERE FEASIBLE. THE FENCE POSTS SHALL BC SPACED A �''1 • il�• •,I I 'ti'•' \� ^(' MAXIMUM pF 6 FEE7 APART AND O.RIKN SECURELY NTO THE GROUND A / ` �(\J /, "Ji <g I \/7 IONS UM IX 16 INCHES. / 4 R }. THE FILTER FABRIC SHALL HAVE I MF RIUY VERNAL BC FE E 6 \ _�,, � iJ��fQo Y k �,�`' �`i \ \��//.r, q INCHES. ALL EXCAVATED MATERIAL FROM FILTER FABRIC iL'NCE DMH NA.15166 ,�+ / O�. :5) '� 6 O INSTALLATION SHALL RE BACNFILLEO AND COMPACTED ALONG TFE `((\\ � p `p �� Q)', ENTIRE DISTURBED AREA. E CENTER-1A7.86\ .v, . \ I�V ' �� J\� F,DA n. •.� �• `/v �� 0 se -- _ry XX A £6C4 fa / ryryy ;J 4. STANDARD OR HEAVY DUTY FLYER FABRC FENCE SHALL HAVE {v\ A� '! MANUFACTURED STITCHED LOOPS FOR 2•X 2'POST INSTALLATION. I '` 31 `LE'J / 4.C: I'F' ti STITCHED LOOPS SHALL BE INSTALLED d/THE UP HILL SIDE OF THE I 4';• ♦♦ V 44, �,.) V I I J 3• f,, • DOPES AREA. ......N.,„...... 8• F\). 1;`6'IP. IN Th !r(, 0 C W,• 4- S. FILTER FABRIC FENCES SHAH BE REMOVED WHEN THEY HAVE 5_RKV I /J l\N 1 THEIR USEFUL PURPOSE,BUT MOT BEFORE THE UPS LOPE AREA HAS BEEN -n--I �) PER SNJR'r'EY d2A,Ep3 / / HELL AS NW CORNER G:' SITE 'f4�•�` 1yr• `' PERMANENTLY PROTECTED AND STABILIZED. I__L �/�., r �'F•' - A2 6. FILTER FABRIC FENCES SHALL BE INSPECTED BY LEAST DAILY/I--,-OS•-, ._t�;` .\` -'� "'pq IMMEDIATELY AFTER EACH RAINFALL ANO AT BEAST OMLT DURING a. PROLONGED RAINFALL ANY REQUIRED REPAIRS SHALL BE MADE 1 IMMEDIATELY.yy'+1. \ LJJ Ley E.•`�` w \ ••I- / 1'S`+S • \ 1ROS'ALE.10 TREAT/NFLTRATE AND/OR RELEASE . ,.'---7, i i RLRMDFF 1rnpM NEW RIPERN0l15 PAVEllO+T AREA ' I `r• . 4�� ' - �• _ -ANCLE BOYI ENDS a FLIER FABRIC z 155' / ' �4 f 1'+5� �l FENCE TO ASSURE SOIL IS TRAPPED _Ale i / •% ;-. REP rEY Ap1,?33••, CQ, /// ip• / / q4�/' ��DR,flRAL MST I (J J A fp/ T`,'' �. I 'ST,. 193 INTERLOCKED Y P 2-POSTS_ 41,,,,,, r / A[/,y / ,\ '(A,Y£ Q - ```.` AND ATTACH e� / / /. E /,Dp TEAR FLOODP NN TOP VIEW Q -w -n,#4? • i:� // ` t'Api'"' 7,...- 3a INDE R0.CLS ATERIAL • z 4,/43'1 M b NV. 3/:-IRDN"£ m wr' � � t. �J . E BEARS 5 8s'�0'TT w d.12'IIh '1L++I / \ ` ! FRON TRUE CORNER w a P�F ( 153__• / :/,' -I.F r ,,, •'s? ` ''/ 6'MAOMIM SPACING/ ';. '�•\ T.D. •"• -_ 1100'IENt Fl_OODMAY E1DSDNC GRAVEL;?� �� ..;,,,.....y r'": • \�C/ \ FRONT VIEW /' O z C�F�/ •/ s_'' \ R• •. - •\\\ • ••N``, AFC r6r• TOP OF BERM pL,VIITNGS 1 .5 \2'BY 2 FIR OR PINE POSTS. O v \`r \ ,�- \ ELEV I .25 STANDARD OR BETTER OR OL / r4 •••.r �\\ l 131.3 EDUAL ALTERNATE: STEEL 0 A1.PYW F Fw �_ t•; \ FyASI1.0 3 4 FENCE POSTS >+ w I '•,• \ \\ ,,I -'\__ •.-�T SL'%:::.s STITCHED LOOPS TO BE LI 0 Q .� SMM WM 151.}6 - \ \ .I ) \ •;/•L:___= INSTALLED ON UPHILL USE STITCHED LOOPS CL t` —/'� 1: `,,` _LOCKED MANN \ \`J • • ....,•,,::,,,,:•2!SAVOY <h '�' - SIDE OF SLOPE OVER 7'%Z'POSTS LI_ rn R V J / -NPT_,4LIRE R,ONECTK7N�UT •mod• \ / s •` , 4_� - _LOAAH _ -" FILTER FABRC o /`X\/ `_� >1.• 8•Q<SMALL :i-. � E :rte- MAIEWAL- f7 / \ T,,T. ■ I ` \ WHEW ROCK BURY BOTTOM OF DATE 05-07-02 ° ' \ �• ' (2-DIA.AVE.) 2. }. FILTER MATERIAL 4',4�,•._ �1 BOTTd1 / IN 6-BT 6'TREN01 it /v/"v`` PRO,ECT RR 02063 ' SITE GRADING AND DRAINAGE PLAN MIRTH COMPACT ALL AREAS OF -'[ ` `FLYER FABRC TRENCH I •.F SREET NO Tif D NOTES: 6• E 20 0 20 AU I. PLANTINGS MAY INCLUDE A VARIETY OF TREES.SHRUBS.GRASSES SIDE VIEW MN. AND OROUNOCOVERS APPROPRIATE FOR PEWODC INUNDATON. ® LANDSCAPE SWALE ® SEDIMENTATION FENCE C 2 SWALE 6.1.5. ERO-SERF 1/Y.r-e, k Or Rea Office Building SDR Applicatio.. EXHIBIT'B' IMPACT STUDY Transportation System The office building is 1174 square feet, which according to the ITE Manual, generates 19.15 trips per day, as noted in the application. The previous use, a single family house, generated 10 trips per day. Therefore, the office building will generate approximately 9.15 trips per week-day more than the previous use. However, the office use generates almost no traffic on week-ends, whereas a single-family house does. Tigard Street is classified as a neighborhood route. It currently carries a relatively low high volume of traffic. Tigard Street does not currently have sidewalks or bicycle lanes. The office use, PCEZ.COM, is not one that generates customer traffic, regardless of what mode of transportation they might use. Neither does it generate significant vehicular traffic by bringing in supplies and materials, or by shipping products out. Most of the work is done with telephones and computers.Therefore the use does not significantly impact the transportation system. This development will pay its proportionate share of improvements to Tigard Street, either by participating in a local improvement district, paying a fee-in-lieu-of-improvements, or making the street improvements along its 88 feet of frontage. While the development very modestly impacts transportation facilities, the extent of the right-of-way dedication (880 square feet), the required street improvements, and payment of the Transportation Improvement Fee more than mitigate this impact. Drainage System The drainage will discharge into the ground, and presumably make its way to Fanno Creek. Any runoff that does not infiltrate into the gravel area will be directed to a small landscape swale. The amount of run-off is very small, and has only increased slightly from what it was before the conversion of the house into offices. The amount of new impervious surface is only approximately 3100 square feet. Parks System The development does not impact any of the nearby parks. Water System The office use does not use more water than the single family house did. If fact, the office use does not have a dishwasher or clothes washer, or shower facilities for the staff or owner, so it probably uses substantially less water. Service is provided by the same size meter that was serving the single-family house. edmurphy&associates/rea/SDRapp/5/9/02 15 Rea Office Building SDR ApplicatiG.. - Sewer System The four employees and the owners impact to the sewer system is comparable to the impact of a single-family house. Noise Impacts There is no outside activity carried on as a part of this business, or any noise generated. edmurphy&associates/rea;SDRappl5/9/02 16 °"- s ����-- � 0 J � a - 1 A�,D STREET I 9 TStli =49.29 =Y�- v-w-- , ----- w . '�w fig, -���w .0 - LS BARK �i,, �V 7,5 NO w :,/ I 8 co F:i ---- - 1:1 . . 1 1 (33 o ��» BARK 4't � Ir I ,,,,,,,,,,,,�e �• - f ~ ' . ] . ,11.1_A ir,' R • 1 4: 1g/ r I »,(177- AG PAVING Gi, I /i0 • • rn n ``i: '. U� I « -9 `f I r O °p° ••' -159.04 • n r ' \ 1 � _ J Vppp FRAME BUHDING ��b rn u I hh. It. 11 7 • 3 1 g GRAVEL / O PO g. /. /` r • J n GRAVEL CARPORT J op O ` �P Q /� 1514 --�-7 ---------- ,�' v 1 ■ I tt. 0 1+ t:r. . Y \ „ fi 1 .11 AI, .$ szf ii,Vbb -n, t ► -Si I '� y . • ,Is,�C • i,�6 4•'� P ��. e' S 58'50'00' E N ! -TB '----'--- 1 I �� 4. ; •_:t,,,,,,,, „/,,,,,,/ cite' . : ter----4- _7�`]P`I,1 , [ ,. ..: GRAVEL / / •`> - ��� - / �` •1 I-' ---T/ 11.__/ •/ .�� , 1 � l � / r 1QO'/ 11 I • : - .. r , , , . _ s__ •.. - , ; .. : 7 :1 's-- sw '-s- \.. , -s e 1 o. . . L 4'� 121.2o..x '' " GRAVEL -- I JGA w a ; _ ' GAAT '\ . � rn C i`c ` t t ;talk • 1,, ;�.• �, , Cl OF 'fit is P ,•. °.� ..,- , , .0.-,,� ,, 9:)1.4,, 2002.. a ( a ra ► - 00 2 - b Q0 l N x„ ,,„ ,c,...,_ •--„,.....,:s.... ,.. ,:----.0”too• ,_,•., ,,_-„,,„„.._, 1.8 • et,,,,.. • __,..,, , . . ,,,k.,I „� N'IJ %Q ,. ;i "•. d: dt kin X49 .. ; ; 1 ._11 @r3 ' Iby�btbb b�l bb � � ' 335s�. }` s 1 ) �.�,,,,,,,,:\ `_ .A.- o• 18eegiti li H iii ' W \ 8S 07. i, - S:021_•00+'_ ys N�• r Wr, N 4p 51' • r ; ryo D0� {y 85,37, N z F~ �p�`� . .,,,,, ANN 1 4 g I I ii ./ gaEli i 1 itw g 1 & 1 gg g ER N -LI-a. NI filth il_:i 1111311111 11 r Z �, w I I KEF Td t2e�e.T y n- Ada .»»`aisB� f tiecjl,t ' ' FIS4�M�r 1 EN v1 �2 ON Me L FoK FSLJDIN63 1 uil 1 CleanWater Services EXHIBIT 1). April 25, 2002 Ed Murphy & Associates Attn: Ed Murphy 9875 SW Murdock St Tigard, OR 97224 Re: Development at 9570 SW Tigard St, Tigard CWS file 1899, Tax map 2S102BA, Tax lot 901 Clean Water Services has received your Sensitive Areas Certification Form for the above referenced site. Staff has reviewed the Sensitive Areas Certification Form and concurs that one of the sensitive areas found during the pre-screen has been piped. It is open for a short distance in a roadside ditch along the south side of Tigard Street and the west side of Grant Avenue. The maximum required buffer for this sensitive area is 50 feet, and the above referenced property is beyond that maximum buffer. Fanno Creek is located more than 200 feet south of the parcel, therefore the parcel is beyond the maximum required buffer for Fanno Creek as well. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, 41/A:6Iti• Heidi Berg • Site Assessment Coordinator \\MO_SERV_04\eng$\Development Svcs\SP 00-7\Concurrence Letters\2S 102BA00901.doc 18 155 N First Avenue,Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax: (503)846-3525 •www.cleanwaterservices.org )!9! U7 UU I !IllI !U it r UU! VU! L E W 1 5 & EXHIBIT'E' VAN VLEET incol pure,L o d principals chru5 c van elect p.e. gary.).IcwS p e. May 9,2002 To: Brian Rager,City of Tigard From: Kim McMillan, LVI Project: Ken Rea Office 9570 SW Tigard Street We have determined that the new impervious surface area is 3100sf. The runoff from the parking lot sheet flows to the southeast,over and through a gravel area behind the house and then infiltrates into the vegetated area south of the gravel. The existing contours indicate that this is historically the direction of runoff,towards Fanno Creek. We are proposing,in order to address the treatment and disposal of the runoff from the 3100 sf of impervious area, that the runoff continue to flow to the southeast and across the gravel area. The gravel area will infiltrate some of this runoff. The remaining runoff will be directed to a small landscape swale that will be planted with appropriate plantings for treatment. The swale also has river rock below the topsoil for additional infiltration. The swalc has also been designed with no longitudinal slope and is parallel to the existing contours. This will keep the runoff contained longer for more infiltration and treatment. The runoff that is released will be evenly dispersed along the length of the swale. This will spread out the flow and reduce the chances of erosion. This small amount of runoff will most likely infiltrate in the vegetated area to the south as it does now,thereby reducing the chance that it will negatively impact the downstream property. consulting engineers 1866D s.w. boones ferry road tualatln, oregon 97052 1503) 885.8505 phone t5031855.1205 fax 19 AFFIDAVIT OF MAI G/POSTING NEIGHBORH' ' O MEETING NOTICE IMPORTANT NOTICE: THE APPLINIT IS REQUIRED TO MAIL THE CITY L. BARD A'COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT 1HE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: EXHIBIT 'F' City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, 11/1 u✓�1n7 , being duly sworn, depose and say that on the 1 3 day of lip e , 20 01 , I caused to have mailed to each of the perso s on the attached list, a notice of a meeting to discuss a proposed development at (or near) q 57 o s c-k) "1-,'3c,,-.1 Si, , T;ya rcl, OR , 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 !ZZ l 0 5 MOs, ri-v Ti+iw .d , with postage prepaid thereon. 44 Signature (Ir t o presen e o a Notary Public) POSTING: I, M u✓p 11 y , do affirm that I am (represent) the party initiating interest in a proposed 5•■f c. ?(4 d -for of :ce_ Rldcj • affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 61570 Sul F,arvr SF•• T� as rd. OR , and did on the /1 r'` day of April , 20o2. personally post notice indicating that the site may be proposed for a 5the. DcVe tom e 4 f eVieL.✓ application, and the time, date and place of a neighborhood meeting to discuss the proposal. ! /" // LL // The sign was posted at 9 570 Su) 7 7a,-d Sr r ie/tt/eCvi At "alki,1 la/ (4 1 /lu ST (- r . (state location you posted notice on property) r-(36.A.)C----Q1 ( ' 1/A----- Signature (In the presence of N tary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF b." e5 cam. ) County of wast,,,,,7 ) ss. Subscribed and sworn/affirmed before me on the /0 day of VIA.ttv , 20 OZ. CFFICY.L r7 AL `�. NOTARY PUB'�c-c.,i_coN COfliMiiSSlON 1`10.323409 .,,--- lie/2/frAr.,ed,j) ,c--.... I ti`f COMMISSICfJ EXPIRES IRES t;i;(13,2003 .„ ._ -_. _ _ ...._...:. __ NOTARY PUBLIC OF OREGON My Commission Expires: 714aT/2,20 3 Applicant, please complete the information below: ( ,/ NAME OF PROJECT OR PROPOSED DEVELOPMENT: ' G C l �' : Ctc, • TYPE OF PROPOSED DEVELOPMENT: ort(ievsi.. • - at • • it', • , CI •z.• Address or General Location of Subject Property: ct 570 5,-.) ,' 4t t-rtc- • Subject Property Tax Map(s)and Lot#(s): ZS/O.. 1 CO cjo l h:Uogin\patty\masters\affidavit of maaing-posting neighborhood meeting.doc • 2S102A3-01900 02BA-0460 ALLRED LIMITED PARTNERSHIP DUB K OWNERS OF LOTS 9-14 PO BOX 23144 TIGARD,OR 97281 102AB-0190 2S 102AB-00401 ALL ITED PARTNERSHIP ELDEN KEVIN S&HEIDI C PO X 44 12145 SW LINCOLN AVE ARD,OR 97281 TIGARD,OR 97223 2S102BA-00901 2S102BA-01190 ALLRED LIMITED PARTNERSHIP& ELKINS ALVIN S& ENGEL GEORGE L ELKINS ERNEST TRUSTEES Go REA KEN 32224 SW BOONES BEND RD PO BOX 230365 WILSONVILLE,OR 97070 TIGARD,OR 97281 2S 102BA-01503 2S 102BA-00501 BERNARD BRADLEY S&JENNIFER L ELLIOTT JAMES R&SHERRY D PO BOX 23608 BY ESP PROPERTY FACTORS INC TIGARD,OR 97281 1522 SW SUNSET BLVD PORTLAND,OR 97201 2S102BA-01500 2S102AB-00201 BERNARD HOLDINGS LLC GEMMILL ERIC R&TRINITY E PO BOX 23608 11970 SW 95TH AVE TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CD-02401 2S 102AB-00400 CALHOUN JOHN C&BRYONY C GIBSON SCOTT A& 11945 SW 95TH AVE MADSEN BRITT A TIGARD,OR 97223 12127 SW LINCOLN AVE TIGARD,OR 97223 2S102BA-00500 2S102BA-01000 CASTILE JAMES&AUDREY GREEN VALLEY DEVELOPMENT LLC 8100 SW DURHAM RD BY GARY HELMER TIGARD,OR 97224 10585 SW WALNUT ST TIGARD,OR 97223 2S 102BA-01502 102AB-01800 CEGELKA KRISTIN& GR N VAL DEVELOPMENT LLC GUELSDORF KURT F BY GA ELMER 12330 SW GRANT AVE 105 W LNUT ST TIGARD,OR 97223 GARD,OR 9 23 2S 102AB-00207 2S 102BA-01100 CONNOR RALPH A HAYS THOMAS R&LORI J 9535 SW COMMERCIAL 12220 SW GRANT AVE TIGARD,OR 97223 TIGARD,OR 97223 fik102BA-04 0 2S102AB-00301 DOB I ARK OWNERS OF LOTS 5-8 HOLUB ANTHONY&WENDY& KRALIK MICHELLE ET AL 5494 NW DESCHUTES DR PORTLAND,OR 97229 21 1S135C0-03900 2S102A8-00206 HOUSING AUTHORITY OF POWERS LANA D WASHINGTON COUNTY 12020 SW 95TH 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 2S 102BA-00100 2S 102BA-02000 KELLER EVA G REED WILLIAM C& 11975 SW 95TH AVE LUNDBERG LYDIA TIGARD,OR 97223 PO BOX 12564 PORTLAND,OR 97212 2S 102A8-00204 2S 102AB-01801 KEMP MICHAEL L&CATHY J RISBERG K JOAN TRUSTEE 9430 SW CENTER ST 4210 IMPERIAL DR TIGARD,OR 97223 WEST LINN,OR 97068 2S 102AB-00302 2S 102BA-03100 KRALIK MICHELLE&ROMAN ROJAS MARIA 17248 SW BARCELONA WAY 12045 SW 95TH AVE ALOHA,OR 97007 PORTLAND,OR 97223 2S 102B A-00390 2S 102AB-00205 MCCALL PROPERTIES INC RUSSELL MICHAEL C&ROSE M BY NED MCCALL 9460 SW CENTER CT 5480 NW FRON AVE TIGARD,OR 97223 PORTLAND,OR 97210 2S1 02BA-01200 2S1 02B A-04400 MORLAN PROPERTIES SANDERS GARY R& 5529 SE FOSTER RD RASMUSSEN DARWIN C& PORTLAND,OR 97206 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 28 102BA-00900 2 1028A-04200 MORRIS SHIRLEY A&RAYMOND L SAN! RS GARY R 12160 SW GRANT RASM EN I•'WIN C& TIGARD,OR 97223 RASMUS ` BRENT 2173' ELWE' RD •ERWOOD,OR 9 140 2S 102BA-00600 S 102BA-03900 MULL GREGORY S AND S• DERS GARY R MULL GEORGE E RAS USSEN S• 'WIN C& 19350 SW POMONA DR RASMU ' E BRENT BEAVERTON,OR 97007 21730 E RT RD RWOOD,O' 97140 2S 102AB-00500 2S 1028A-03800 PHIFER JAIME L • •DERS GARY ' & 9400 SW CENTER ST RASM.: EN :•RWIN C& TIGARD,OR 97223 RASMUS E BRENT 2173' WEL RT RD RWOOD,OR 97140 2S 1028A-01601 2 102BA-04000 PORTLAND GENERAL ELECTRIC SAN s RS GARY - COMPANY RASM EN P•*WIN C& 121 SW SALMON ST RASMUS N BRENT PORTLAND,OR 97204 21731 : ELWE• RD S- RWOOD,OR 97140 22 2S 102B4-04100 2S102AB-00300 S•NDERS GARY R& STRONG MYRTLE E RA iUSS • DARWIN C& 12175 SW LINCOLN AVE RASM •.EN E BRENT TIGARD,OR 97223 217 ! SW ERT RD RWOOD,0' 97140 2S 102BA-03700 2 102AB-01802 S• •ERSGA" ' & TIG•'D OF RASM• S DARWIN C& 1312 • HALL RASMU E BRENT ARD,0' 97223 2173. WEL • RTRD S• RWOOD,OR 97140 2S1028A-04300 2 02BA-0150• • DERS GAR - & TIG•"ID Y OF RAS+ SSE DARWIN C& 131 HALL RASMU E BRENT T ARD, •- 97223 217 : SW EL • -T RD 'ER WOOD,OR 97140 2S102BA-03600 102BA-0170 • DERS GAR R& TIG•:D OF RAS SSE 'ARWIN C& 131 •• ALL RASMU E BRENT T ARD,OR 97223 2173• : EL+ RT RD S• RWOOD,OR 97140 2S102BA-03300 2 102BA-01 • NDERS TIG•'D ' TY OF RAND A USSEN GARY ARW& IN C& 131 . HALL RASMU N E BRENT T ARD, 'R 97223 2173 W EL T RD S RWOOD,OR 97140 2S 102B A-03500 2S 102AB-00209 SANDERS GARY R& TROUTMAN DENNIS E&CYNTHIA J RASMUSSEN DARWIN C 9475 SW COMMERCIAL ST 21730 SW ELWERT RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S 102AB-00208 2S 102BA-03400 SCHUCK EUGENE R&MELISSA K VO TAN T& 9505 SW COMMERCIAL NGUYEN MINHTAM THI TIGARD,OR 97223 12089 SW 95TH AVE TIGARD,OR 97223 2S 102BA-03200 2S102BA-01400 SCHWARTZ JUDITH CAROL WOODARD PARK APARTMENTS LLC 12053 SW 95TH 2083 NW JOHNSON ST#1 TIGARD,OR 97223 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S102BA-00800 SEE-ZER PROPERTIES 14960 SW TUALATIN-SHERWOOD RD STE 1 SHERWOOD,OR 97140 2S102AB-01700 SMITH MARK A 12190 SW LINCOLN AVE TIGARD,OR 97223 23 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 24 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 $ • MEETING NOTICE Land use application for property at 9570 SW Tigard St. The owner of the property at 9570 SW Tigard street, Mr. Ken Rea, plans to apply for Site Development Review (SDR) approval for this property in order to convert a residential structure into offices for his business, PCEZ.COM. Prior to applying to the City of Tigard for the permit, Mr. Rea would like to discuss the proposal with the surrounding property owners and residents, and any other interested citizens. You are invited to attend an informational meeting on: TUESDAY, APRIL 30TH, 2002 7:00 PM PCEZ.COM ® - INTERNET SERVICES 9570 SW TIGARD ST. TIGARD, OR. 97223 CONTACT: Ed Murphy, Planning Consultant , Ed Murphy & Associates ADDRESS: 9875 SW Murdock St., Tigard, OR 97224 PHONE NUMBER: 503.624.4625 FAX NUMBER: 503.968.1674 Explanation. The conversion of the house at 9570 SW Tigard Street into offices actually occurred almost two years ago. Mr. Rea did not realize at that time that he had to obtain the City's approval of a site development plan before converting the house to offices and paving the parking lot. An SDR permit must be issued by the City in order to continue to use of this building for offices. Mr. Rea intends to keep the property as much as possible at it currently exists, although the City may require some additional improvements to the site. Before submitting the SDR application to the City of Tigard, Mr. Rea is required by the City to hold a neighborhood meeting to explain the proposal to interested citizens and solicit their suggestions. Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any questions or comments, please come to the informational meeting, or call me at the phone number listed above. I look forward to discussing the proposal with you. Ed Murphy 2 TIGARD STREET ___1- -- -1- BAFKDUST o CHAIN L INK FENCE o _ GRASS l BAFKDUST ( 6,"BARKDU •T an 4'-6" WOOD `\ a FENCE 0 0 0 0 0 0 cr N � O O - i • GRAVEL • PROPERTY PLAN PCS MADE EASY, LLC 9570 TIGARD STREET TIGARD, OR 97223 DRAWN BY DATE SCALE EWK 9/6/00 1:20 26 86.18' - � ." _l J \ I I IQ CITY of TIGARD OEOO RA RNIC INf ORY AIION sYSIFY • elIa. 11111111i ^ z AREA NOTIFIED ill Ma— m c i (500') `�' s ,: NMrerr r 416., ,004,1 I 2, .001../1. F ��. � 14 r M 'Aril H.H,r„ H.H.NH, FOR: E d Murphy O �'''"�""' C ti , (624-4625) ill sw� toi - RE: 2SI02BA, 901 o FR s 111 ._ O lip Harr ' Property owner information 7 eree T/� ♦ is valid for 3 months from `` 4,90 i�r' • the date printed on this map. H 441V 7iNlrettel d '' .. Alk 7fNHfaHM 4410 •N '<<C`c 41* 7fNHR.Me1 ■ o.0- /y Py C •1( fflafasaMaa `�se ST *N# 0 si 0 100 200 300 400 Feet S . T, G QQ• t... r-zae feet 4 kl ♦ ♦ a' 4IA P . . City of Tigard 6) Information on this map is for general location only and should be verged vwih the Development Services Division. /J 13125 SW Had Blvd 7N"�/ Tigard,OR 97223 C�(� (503)639-4171 `/��� /� http/fwww.ci.ligard.or.us Community Development Plot date: Mar 11,2002;C:lmagic1MAGICO3.APR • .'v. 4 • - ..'ter ;.'e'" ..i:l��i.; �'. :tom•' x .. t ,v _ > 'x,4 i - a;',a 7+, -,:j ,t',. v;r ' r--Ze :. ,.. v. `.�• k a.Y 4 1=: • , ,a 4',4',S1.1.1 ).:' .a ' 4. L .q.''''';C 3;',4t;''''.";4-' " r7V.,4 'r ' c :WO ' ,: '' S 4it; a '� rli' , 6 ..%/''' i4- 54'''',.. , z ;, � i . „ e !. :f .j� � r 4 y t;A x y iyF 1t a ° 1 .. ev ,-AK +° .w,l � § ' , z t ' _^ :,.-..,,,,,,,,--...,%.,-,),...,.. s ' L �-, £ i. .k+ +4 ?b3 . 3a. i4l - u !�r s -. ° a� fi w s s ° U 1 z 1?:: 'Cnnr { v :::::,.q.,:,.... �{r " 3 ' � .v f S "; ,a" ,Y i : ,.a, t.♦ ~ s • x ,y i, K fl Aprlt J G _Aa. NAME ADDRESS PHONE �ci l m ri-/s ,2 ‘I / O ,�Gr/ a—r,�-l� So 31 G.?D -- 06 9 2. y S .'k/c7 /7o /-/- 0, - /,...7i 1 D Shc/ Cec,Li—S-0 2-'G..2 v —D G y 2 I!f r f\ A c+ ►+1 t)..C;...;.:1 `�C� 1 C' =471 7 13c -V e--4 1 `. r;7)---`2r j r 28 edmurphy&associates/rea/neighbormtg/sign-in Rea Office Building SDR Application EXHIBIT 'G' LIST OF PHOTOGRAPHS 5/9/02 1. View of SW Tigard St. looking northwest, with PCEZ.COM parking lot on the left. 2. View along south property line. Rea office building is on the right. Concrete tilt-up building is on the left. 3. View of Rea office building from Tigard St. 4. Another view of Rea office building from Tigard St. 5. View of Rea office building at the property line with tax lot 900 on the right. 6. View to the south from Tigard St. showing the concrete tilt-up building along the property line between tax lots 901 and 1000. 7. View towards the southeast along Tigard St., showing the driveway entrance to Rea office building. 8. View from railroad tracks across Tigard St. towards the Rea office building driveway and parking lot. 9. View from the intersection of Grant Avenue and Tigard Street towards the southeast. Chainlink fence is along frontage of tax lot 900. 10. View along Tigard St. towards the northwest, along railroad tracks. Bus is pulling out from Grant Avenue. Low point of Tigard Street is approximately where the pedestrian crosswalk is located. 11. View along Tigard Street towards the southeast, along railroad tracks (99w in the far background). 12. View of a portion of PCEZ.COM parking lot looking towards the railroad tracks on the opposite side of Tigard St. 13. View of Rea parking lot from the handicapped parking space, looking towards Tigard St. and the railroad tracks. 14. View of gravel area along the south side of Rea office building. Concrete tilt-up wall of building on tax lot 1000 is on the right. 15. View towards Tigard St. from behind a dirt pile (covered in blue tarp). 16. View from Rea parking lot along the front of the adjacent building on tax lot 1000. edmurphy&associates/reaiSDRappi5/10;02 29 • Rea Office Building SDR Applica 17. View towards the Rea parking lot along the front of the adjacent building to the south. 18. View along west side of Tigard St., north of Grant Avenue. 19. View of the same ditch, looking southwest along the north side of Grant Avenue. Bridge across Fanno Creek in far distance. 20.View of the south side of Grant Avenue, looking towards Tigard St., from the driveway entrance to tax lot 1100. 21. View along south property line, beyond the dirt pile (foreground). Shed is on adjacent property, tax lot 1100. 22.View from the southwest corner of the Rea property, looking across the garden area towards the rear of the Rea office building. 23.Looking towards Grant Ave. bridge across Fanno Creek, taken at Rea property line. 24.View towards Fanno Creek (in the distance) from rear property line of Rea property. 25.View of concrete tilt-up building on Tax lot 1000. Fence is at property line. 26.View from Fanno Creek looking towards the Rea office building in the distance. 27.View of crosswalk at Tigard St. and Grant Avenue. This is approximately the lowest elevation along this stretch of Tigard St. 28.View of the south side of Grant Ave. from Tigard St. 29.View looking west towards Grant Avenue along the rear of Rea property, at approximately the elevation of the 100 year floodplain. 30. View from railroad tracks looking southeast, showing a portion of the driveway to the Rea property, and the building on the property adjacent to the south. 31. View of one of the few sections of Tigard St. that has been improved with street widening, curb and sidewalk. 32.View of typical section of Tigard St., looking south towards 99w. 33.Another view of Tigard St., looking under the 99s overcrossing. 34.Another typical section of Tigard St., looking north. edmurph y&associates/rea'SDRapp/5/10/02 30 . . , - . • ..„ :-. .00•% 5 , e' • Ad ! . ■*. ', • ,r. . - ■ t * :. i II, • vpit .. r e r • '. ' , . ,...: - . N e - ' -9 4• -, -*^ .04111114 ' , I ., 't.• y 7 1 414 ; ' w • . , •—&%sskt It.I , .T unney-__Isolliiim. L.... i — .-. — . _ . Ti6lif2P ST- . . . .. . ... ...i. _ 1-_-_.,7,_-:-=:,---..... - ,- -,‘......-• .1‘t : . -.- ,, • ",... , . .....„ 1.......' - " -___,. • :--:; • 0.-z:1; --":.. - .,-,.. . ..........;_•„1„,,_ ...4,..: .....,,,,r; ...._ . , •., .:,........J.,: ., ....,,„ .. . . . ,...,„ 4., ..• •,, 1 . . - q , •f . 4,' 4',.X..ir , '.N.1 4.`ii . . -'4.4 . iiV4 .,...* .1.)! -11. . +.. ' - I „II .7.-:... -A.. . 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USE PROPOSAL DESCRIPTION 120 DAYS = 10/2/2002 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2002-00008 Type II Land Use Application FILE TITLE: REA OFFICE BUILDING APPLICANT Ken Rea APPLICANT'S Ed Murphy & Associates OWNER: PO Box 230365 REP. Attn: Ed Murphy Tigard, OR 97281 9875 SW Murdock Street Tigard, OR 97224 PHONE/FAX: 503-639-0828 503-624-4625/503-968-1674 REQUEST: The applicant is proposing to convert a single-family residential structure into an office building. No expansion of the existing structure is currently proposed. LOCATION: 9570 SW Tigard Street; WCTM 2S102BA, Tax Lot 901 . ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.530, 18.705, 18.725, CRITERIA: 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 5, 2002 DATE COMMENTS ARE DUE: JUNE 19, 2002 ['HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION (TENTATIVE) DATE OF DECISION: JULY 18, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION Z VICINITY MAP ❑ LANDSCAPING PLAN ® IMPACT STUDY ® SITE PLAN ❑ SITE ELEVATIONS ❑ TRAFFIC IMPACT STUDY ® NARRATIVE Z ENVIRONMENTAL REPORT ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 2437 May 28, 2002 CITY OF TIGARD OREGON Ken Rea P.O. Box 230365 Tigard, OR 97223 RE: Notice of Incomplete Submittal-SDR2002-00008 Dear Mr. Rea: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please resubmit the following information in order for Staff to begin your review: 1. Submit 15 additional copies of plans and narrative for notification. Once the required information has been submitted, Staff will deem the application complete and begin the review process. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171 , x317. Sincerely, Mathew Scheidegger Assistant Planner I.Scurpin\ma thewlsdr\SDR2002.00008.acc.doc.dot c: Ed Murphy & Associates SDR2002-00008 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 LAND USE APPLICI Project:_ ON Date: 'COMPLETENESS REVIEW COMPLETE CiK INCOMPLETE STANDARD INFORMATION: R Deed/Title/Proof Of Ownership CO Neighborhood Mtg. Affidavits, Minutes, List Of Attendees dEt Impact Study (18.390) c- USA Service Provider Letter -F`'! Construction Cost Estimate la # Sets Of Application Materials/Plans Pre-Application Conference Notes 111.1 Envelopes With Postage (Verify Count) PROJKT STATISTICS: cJ Building Footprint Size ❑' % Of Landscaping On Site % Of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: ❑ Building Footprint [ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan u Tree Inventory u Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan ❑ Lighting Plan TREE PLAN/MITIGATION PLAN: Li ❑ ADDITIONAL REPORTS: (list any special reports) n ❑ ❑ - ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 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/Grculation) ❑ 18.780(signs) ❑ 18.360(Site Development Renew) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustment) u 18.715(Density Computations) ❑ 1 8.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑ 1 8.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) ❑ 18.390(Decision Making Procedures/Impact Study) ❑ 1 8.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication faalities) ❑ 1 8.410(lot line Adjustments) ❑ 18.740(Historic Overlay) C 1 8.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permit) ❑ 18.430(Subdivisions) ❑ 18.745(landscaping&Screening Standards) ❑ 18.510(Residential inning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commeraal Zoning Districts) ❑ 1 8.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial losing Distncts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: , ....1'�r, 16-LC.;• ... _• A4 11 -- I I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: Rea Office Building COMPLETENESS CHECKLIST Date: May 21, 2002 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. n/a ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report n/a ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES IN Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? n/a WATER ISSUES ® Existing/proposed lines w/sizes noted? Li Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ® Area for facility match requirements from calcs? ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? n/a The submittal is here. deemed ® COMPLETE I I INCOMPLETE c By: - Date: May 21, 2002 REVISED: 05/21/02 • ' I�IC CITY OF TIGARD OREGON June 4, 2002 Ken Rea P.O. Box 230365 Tigard, OR 97223 RE: Notice of Complete Submittal-SDR2002-00008 Dear Mr. Rea: The City has received the information necessary to begin the review of your Site Development Review application. Staff has, therefore, deemed your application submittal as complete on 06/04/2002 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171, x317. Sincerely, Mathew Scheidegger Assistant Planner i.\curpl n\malh ew\sdr\S D 82002-00008acc.acc. c: SDR2002-00008 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 MEETING NOTICE Land use application for property at 9570 SW Tigard St. The owner of the property at 9570 SW Tigard street, Mr. Ken Rea, plans to apply for Site Development Review (SDR) approval for this property in order to convert a residential structure into offices for his business, PCEZ.COM. Prior to applying to the City of Tigard for the permit, Mr. Rea would like to discuss the proposal with the surrounding property owners and residents, and any other interested citizens. You are invited to attend an informational meetinFaon: N NON TUESDAY, APRIL 30TH, 2002 �sN�.o`l o��� 7:00 PM �� ,8e � V` PCEZ.COM ® - INTERNET SERVICES 100' ,06 9570 SW TIGARD ST. CO° TIGARD, OR. 97223 CONTACT: Ed Murphy, Planning Consultant , Ed Murphy & Associates ADDRESS: 9875 SW Murdock St., Tigard, OR 97224 PHONE NUMBER: 503.624.4625 FAX NUMBER: 503.968.1674 Explanation. The conversion of the house at 9570 SW Tigard Street into offices actually occurred almost two years ago. Mr. Rea did not realize at that time that he had to obtain the City's approval of a site development plan before converting the house to offices and paving the parking lot. An SDR permit must be issued by the City in order to continue to use of this building for offices. Mr. Rea intends to keep the property as much as possible at it currently exists, although the City may require some additional improvements to the site. Before submitting the SDR application to the City of Tigard, Mr. Rea is required by the City to hold a neighborhood meeting to explain the proposal to interested citizens and solicit their suggestions. Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any questions or comments, please come to the informational meeting, or call me at the phone number listed above. I look forward to discussing the proposal with you. Ed Murphy r. 0 TIGARD STREET — f' ARKDUST CHAIN L INK I FENCE o ' GRASS 8APKDUST O CD Z BARKDU •T 4'-6" WOOD . FENCE coo 0 0 0 re l ^ w N � O O i N • GRAVEL • PROPERTY PLAN PCS MADE EASY, LLC 9570 TIGARD STREET TIGARD, OR 97223 DRAWN BY DATE SCALE EWK 9/6/00 1:20 86.18' ~I ���� Q CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM [�]��.1�J►1 ��;� 1 z AREA NOTIFIED IN4111111111111111111111■- Will �1. ■ I c (500') %%Jail •s� x, 1• ��. 7W-47/#41!' �.a..am FOR: Ed Murphy If ,..,„, ,..,-„,4,�� N • (624-4625) sii,c , 4,,A,� - RE: 2S 102BA, 901 00M M � ' s� �i O r Property owner information ,e,,,.IUH T/ ♦ is valid for 3 months from J� ,�```; x'990 Sr ✓ 411111t the date printed on this map.. ‘- �Q- l``` 014, S .N `,c , I `, ♦ A • �P N 11:(144 G S 0 100 200 300 100 Feet ihk SCI �. QQN ♦♦ 1'=288 feet �P , # liek, V...*. . 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IMOINIMM ` `• I �.� • S \/ \� TR�\ • illot ,/ / / 21.4112=/ ° r' � ti"_ j /t°�.tt3 f0.F.T. T tr KEYNOTES /I / • i^?�y& ,° ;'�. ; /1�ma or `\ /•�, i Op ..... nw m.c�`z'vu.n . / (\V ,_\ 4 e� 44 �- Y . ..c acme A�.vwrr'r.•ir.r t ', 1 . o r I \. I r-J^ y ; saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild � r P EA PIS � 4 � . l ' .et tin' (i.ee Appli on Mee �. M*tai o � y >.7 , '. .. : NON-RESIDENTIAL REFFP.MG CAE Oz-/ 9- o Z 5/g/ APPLICANT: (. sec AGENT: cepe Phone: (503) 4 3 9 -Og 2 Phone: t PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 95-7) S CJ TAX MAP(S)/LOT #(S): ‘.2.5/e92. 90,r NECESSARY APPLICATIONS: (-5 ffj> ;/e_. ,e4 i € 7 ii e CS z-P PROPOSAL DESCRIPTION: _ - COMPREHENSIVE PLAN MAP DESIGNATION: (74,044.4,,;(,( ZONING MAP DESIGNATION: i f CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. T3 7 I MINIMUM LOT SIZE: — sq. ft. Average Min. lot width: -553 ft. Max. building height: ` ft. Setbacks: Front 3s ft. Side('-5 ft. Rear ®-So ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area:mss' %. M -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 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. Pr 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. Kr ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: / Minimum access width: 3c . Minimum pavement width: 2 1/ All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: 0 WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and oe$A ?- 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 xfk- complexes. Unless impractical, walkways should be constructed between a new development and -(9 ctt. neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.1301 Y STREETS: feet from the centerline of D LOWER INTENSITY ZONES: feet, along the site's boundary. D FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: - A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; D All actual building setbacks will be at least half('/z) 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: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:P:tlANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.1051 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 j 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. For detailed information on design requirements for parking areas and accesses. la RECYCLING [Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. ( I PARKING (Refer to Code Section 18.765.040) �� REQUIRED parking for this type of use: -2. 7 S c� i, ovo sf. 'f. 7.1/ Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENTS [Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential Application/Planning Division Section BICICLE RACKS [Refer to Code Section 18.1651 f "BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL t" DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in 0 convenient locations. ri SENSITIVE LANDS [Refer to Code Chapter 18.1151 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. [1 STEEP SLOPES [Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&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 0� ENT WIDTH OF VEIiTED SENSITIVE AREA DEFINITION �;, < . JOAERS AREA CORRIDORS �1 1 ♦ Streams with intermittent flow draining: <25% 1 10 to <50 acres 15 feet 1 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 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. (Yr 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. 0-__TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.060.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 damages 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 Residenbal Application/Planning Division Section '➢ If a replacement tree of the size cut is not reasonably available on the local market or would • not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18297.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential Application/Planning Division Section • ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Cleanwater Services (CWS) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.1911001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. (1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) / 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) - 18.350(Planned Development) ) 18.705(Access/Egress/Circulation) - 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) X 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 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) _k 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(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: /`r a,[,'A - _ 't(/'/Gr 7 i�YY fIGG►^ r!r aj/' �h-ar i C L1). xrvA-4,.7f YZiC SJI (rGfX bP G//reel i tc GC ff!f /GGIiLf/� ] C ,44 fir 4 YB 74.-i 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), 8'/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available-ffom the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY 0 TIGA D PLANNING DIVISION - A Aff PERSO HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7291 E-MAIL (staff's fi rs t name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.Cl.tigarli.or.us H:l patty\masters\Pre-App Notes Commercial.doc Updated: 1-Nov-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: 77 ,7.e R.fic-/ Date: 0 Z - / 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): GIB- Vicinity Map 2 ' - Preliminary Grading/Erosion Control Plan Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan „ler Tree Preservation/Mitigation Plan Site Development Plan ❑ Architectural Drawings . Landscape Plan ❑ Sign Drawings Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on t e type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. 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: ❑ 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 5. 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 8Y2 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 ❑ 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 ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas =.5 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 ❑ 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 ❑ City of Tigard Land Use Application Checklist Page 3 of 5 • 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 ❑ 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 ❑ 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 ❑ City of Tigard Land Use Application Checklist Page 4 of 5 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 ❑ is\;curpin\masters\revised\checklist.doc 18-Sep-01 City of Tigard Land Use Application Checklist Page 5 of 5 f . PRE-APPLICATION CONFERENCE NOTES A. ENGINEERING SECTION < City oommgard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Mapfs): 2S102BA Tax Loft): 901 Use Type: Commercial Office 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 Tigard Street to 30 feet from centerline. SW to feet SW to feet l SW to feet Street improvements: M 1/2 street improvements will be necessary along SW Tigard Street, to include: ® 20 feet of pavement from centerline to curb. ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on one side. ® street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering'apartment Section I I Other: street improvements will be necessary along SW , to include: n feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: [ I feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees I 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) The applicant has asked if they could be considered for an agreement such as this for SW Tigard Street. Staff will consult with the City Engineer. If this request is granted, the applicant will still need to at least modify the existing driveway entrance to meet City standards, which may include some roadside drainage. (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 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section are on the opposite of the street from the site. If the ' 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 Tigard Street. Prior to final building 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) 10 inch line which is located in SW Grant Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to (NOTE: Applicant has indicated the building is already connected to public sewer). Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for 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. If the applicant added more than 5,000 sf of new impervious surfaces, then onsite detention is required. In the last preap, dated 9/21/00, the applicant stated that the additional impervious area was 3,158 sf. The applicant will need to prove that as a part of their land use application submittal. 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section or not the fee in-lieu will Ix gyred. If the fee is allowed, it will 'eased upon the amount of new impervious surfaces created, ror every 2,640 square feet, or port thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. Payment of the fee in-lieu. 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. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected 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 in use. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Deganment Section an administrative del will be required. In addition, the nittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. 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, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section 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: ' z 11 z_ E' INEERING DEP TMENT STAFF Phone: [503)639-4171 Fax [503)684-7297 is\eng\brianr\templates\preap notes-eng dot Revised' April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 016 Engineering Department Section Cet 131Q PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: Ken /?ea Address: Pe f»" 230 3C5 Phone: 503-63i-08 ag Case No.: PQ - 3 � -- o(DOZ', City: Tfjc ref OR Zip: g72B1 -0365- Receipt No.: -51-r J Application Accep ed B : Contact Person: ( 114L. )L, Phone:503-6211-416&5 Date: rZ ID., oa y Property Owner/Deed Holder(s): / C0 T Pct ,'nfl DATE OF PRE-APP.: c- .-1 (, Tap"), . a t. TIME OF PRE-APP.: Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.12/6/2000 i:\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): 9570 Std Ti qq rd s7• , ju1 cc /1 df 6rahf sfreet JJ REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): Z 9 10 Z- �,� t r L• 1 o cI (, r [� Pre-Application Conf. Request Form Site Size: `3 ac 1r e-s /D 7 3( • 2 COPIES EACH OF THE FOLLOWING: []' Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts drawn to scale. Also, show the location pre-application conference date/time to allow staff ample time to the subject to t of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. one (1) hour long and are typically held between the hours of L( Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM [( Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Pre-Apps (CD Meetings) February 2002 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 Tuesday, February 19, 2002 8:00 8:30 9:00 Pre-app Tim Roth 503-639-2639 4 parcels on 69th/SDR 9:30 10:00 Pre-app Ken Rae 503-639-0828 9570 SW Tigard/SDR Afr 10:30 11:00 No preap please. BR. 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Ai "../J x 4'1'\�/� Ivy �� ►AVEQ 0►4•NN:09 S S , \ ii9 3Oi S• •oe ED MURPHY & ASSOCIATES Land Mann anti l)('rclHl)nictit S('rricav 2/1 1/02 City of Tigard Community Development Department 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Site Development Review, Conversion of house from residential to office use,9570 SW Tigard Street, 2S102 BA,TL 901 Dear Tigard staff: By this letter and the attached form and fee, we are requesting a pre-application conference for a SDR application at the above referenced address. Location and site information. The property is located on Tigard Street, just south of Grant Street. It is zoned Industrial Park, or I-P, and does not adjoin any residentially zoned property. To the east, on the other side of Tigard Street, are the railroad tracks. To the north and west are single family homes, and to the south is a large industrial building. The site is approximately .43 acres, or 18,731 square feet. The property is basically flat, sloping slightly towards the southwest corner. Fanno Creek to the west that is not on the property, but the floodplain of the creek just touches the southwest corner of the property (according to the Metro Title 3 Floodplain map). Description of Proposal: The applicant, Ken Rea, converted a residential structure into an office for his business over a year and a half ago. The property was a run-down eyesore when Mr. Rea purchased the property, and he has made substantial improvements to the site, including paving a parking area and installing landscaping. He did not apply for SDR approval prior to making the improvements. Mr. Rea did apply for and attend a pre-application conference in September of 2001, but since so much time has elapsed since then, the City staff required him to re-apply. The development plan calls for the conversion of what was a residential home into a 1228 square feet office, with 8 parking spaces (including one handicapped accessible nearest to the front door), and landscaping. No expansion of the building is anticipated in the foreseeable future. The business is an internet service provider. Virtually no customers come to this site, as the work is all done over the telephone and the internet. There are currently five employees working in the office, counting Mr. Rea. No additional employees are anticipated. 9875 SW Murdock St. Tigard, Oregon 97224 Phone 503. 624.4625 /Cellular 503. 314.0677 /Fax 503. 968.1674 Rea SDR Mr. Rea would prefer to leave the site basically as it is now improved, with no additional site improvements. Parking is more than adequate, the property is nicely landscaped, and there are four large trees in between the office building and Tigard Street that Mr. Rea intends to keep. The drainage is to the west, and most if not all of it seeps into the ground before it leaves the property. Specifically, Mr. Rea is requesting that he: 1. Be allowed to sign a non-remonstrance agreement, waiving his right to remonstrate against the formation of a local improvement district for improvements to Tigard Street, including the sidewalk and storm sewer. 2. Be allowed to keep the parking area as it is already laid out. The parking lot in the present configuration has been working well for over a year and a half, and he would prefer not to have to pave new areas or re-construct the parking lot. 3. Not be required to construct a pedestrian path to the front door. Tigard Street does not have sidewalks. Mr. Rea has no customers coming to the business, either by vehicular or pedestrian modes. The paved parking and circulation area is wide enough to easily accommodate any pedestrian or employee who might walk to the site. There is already a sidewalk from the paved around to the front door. There are three large trees in the general area where the sidewalk would go, and he does not want to disturb or in any way damage these trees. 4. Be allowed to use the well-drained and level garden area behind the office building for storm drainage disposal. 5. Not be required to complete a sensitive lands analysis for the property, as clearly none of the proposed improvements affect the flood plain area. Questions and issues for staff. 1. How many other property owners along Tigard Street have signed non-remonstrance waivers versus constructed improvements? We look forward to meeting with you on February 19t. Sincerely, • Ed Murph cc. Mark Ferris,Alpha Engineering Inc. edmurphy&associates/rea/preappleli2/11/02 2 ADDITIONAL DOCUMENTS g 01 02 03: 43p Murphy 19681674 p. 1 Sole-'2W ` *•* ED M U 1ZPIiY & ASSOCIATES Land Use Plunni,iy and Development Se. ervices FAX TRANSMITTAL MEMO To: City of Tigard ATTN: Matt Scheidegger,Assistant Planner FAx#: 503-684-7297 DATE: 8/2/02 RE: Rea SDR, 9570 SW Tigard Street MESSAGE: Hi Matt. I spoke with Ken Rea by telephone yesterday. He agreed to grant the City a 60-day extension to the 120-day rule, and authorized me to notify you that he would grant such an extension. On Mr. Rea's behalf, however, I want to make a few comments on the City's process, since it has put Mr. Rea In a very unpleasant position, and has not left him with a favorable impression of the way the City handles this type of application. We submitted the application tor the SDR on May 10th. We did not hear from anyone from the City until July 24th, when you called me and said you wanted a letter from Mr. Rea agreeing to pay a fee-in-lieu-of half- street improvements. You noted that in our application we stated that Mr. Rea was receptive to the idea, subject to reviewing the details of that arrangement. You also said that the City's estimated cost of the one-half street improvement was $250/I.f. for 89 I.f., or $22,250. I told you then that our engineer's estimate was just over $7000 for the one-half street improvements, and later that day faxed you the consulting engineer's estimate of $7376. "[Phone 503. 624-4625 ■Fax 503.968.1674 Nejmurphy@aol.com Aug 01 02 04: 31p Mr"-phy 19681674 P• 2 Rea Office Building You also informed me that you did not want to make the fee-in-lieu-of a condition of approval because of possible "proportionate impact" issues, and that it would be "cleaner" if Mr. Rea submitted a letter agreeing to pay the fee- in-lieu-of prior to a decision being issued. Further, you said that the City was almost out of time to meet the 120-day rule, and that the statt would have to deny the application if they did not get a written statement trom Mr. Rea agreeing to pay the fee. The next day, July 25th, Brian Ragger told me that you had given him a copy of the estimate from Lewis and Van Vleet, and that he would call Kim McMillan to discuss it. Since then, the cost estimate went first to $12,705 and then to $16,291 , as per Brian's comments and directives. The big increases in the estimate were due to an added 12" storm line, reconstruction of the existing street, engineering costs and other quantity or unit price changes. On 7/26/02, I called Craig Prosser, City Finance Director, to inquire about whether Mr. Rea could pay the fee over time in installment payments. Craig informed me that that the engineering staff had not discussed the "fee-in-lieu- of" idea with him. He said he would talk to Brian and get back to me. On 7/30/02, I faxed Brian a memo questioning the estimate (at that date $12,705), and asking some questions about how the "fee-in-lieu-of" system would actually work (a copy is attached for your information). Basically, they were the same questions I had posed to Craig earlier in the week. I have not yet heard back from Brian. But yesterday Craig left me a voice mail saying that he was still checking into whether the City could offer installment payments. On July 31st I received a copy of an e-mail from Brian to Kim McMillan, and also a revised cost estimate from Kim of $16,291 . Brian's message to Kim was that the City needed Mr. Rea's agreement to that number before the end of the week, as the time frame for issuing a decision within the 120-day window edmurphyfreasdrhnattf ar3/8/2102 2 Rug 01 02 04: 31p Murphy 19681674 p. 3 Rea Office Building was closing. He said that if we cannot reach resolution by the end of the week, "Mr. Rea would either have to grant a 60-day extension to the 120-day rule, or Planning would have to issue a denial." Without seeing a copy of the draft staff report, Mr Rea was left in the uncomfortable position of having the City determine that he is responsible for not only widening SW Tigard Street and adding curb and sidewalks, but reconstructing SW Tigard Street out to the center of the street. (This is in addition to dedicating 10' for right-of-way, paying a fee-in-lieu-of undergrounding the overhead utility lines, and paying a Traffic Impact Fee). And all of this was supposedly required to mitigate the impacts caused by the conversion of a small, 1174 square foot building from a residence to an office. To make matters worse, was told indirectly -- via an e-mail from Brian Ragger to Kim McMillan and forwarded to me by Kim, then told to Mr. Rea by me by telephone yesterday) that if he does not agree to pay that amount -- which he just heard about on August 1st -- by August 2nd, his SDR application will be denied. Given the circumstances noted above, of course Mr. Rea will grant a 60- day extension rather than having his SDR application denied. He hopes he and the City staff can resolve the matter in a cooperative way over the course of the next few weeks. However, by granting the extension, he is not waiving any right he has to appeal the staff's final decision on his SDR application. I hope that this memo is instructive and gives you some feeling for Mr. Flea's perspective on the City's process. Please give me a call if I have misrepresented the process in my comments, or if you have any questions. edmurphyireasdrimattfas3i8l2102 3 Avg O1 02 03: 44p N Mu"ph •• I,U "9601674 • Land M(jkNl `T p. ASSoCr rr rr it t 1�r, tot rl !l A �� To; F ir►fi"t�'1t A PAX T,RANS�jF f Services T City ?' TN: Y of Tigard A L 11E4O Pity#� Brian Rage'', En BATE: 503, �Z Engineering RE' 7/300/02 MESSAGE: Rea SDR, 9570 S l�eu_o f„street improvements.The attoched W T'gard Street,l m est;rhate for the memo �s concerning to SW Ti the best method these improvements,We have concerns° 9 the Proposed �f Bard St. further. Thanks h s use this and whether t about the"fee-in-lieu-of"cost h Bto u case. Please i he ��call t disco n give me a call to discuss 'S really c� ken ScuSS thjs n Ree 9Q— •ph°n`o .�. 624,462s *Pax'so3 96g 674 Ne.IrxrurphzJeceaol co Aug 01 02 03: 44p Murphy F '9681674 p . 5 Rea Office Building Brian -- the following comments are in response to my phone conversation with Matt Scheidegger on July 24, when he expressed the City staff's desire to have Mr. Rea formally agree to paying a "fee-in-lieu-of-street-improvements" before the decision is made on the SDR application, and the cost estimate for that fee, which you are discussing with Kim McMillan of Lewis and Van Vleet. As we stated in the application, Mr. Rea is receptive to the idea of paying a "fee-in-lieu of" now rather than participating in a future LID later, subject to reviewing the details of that type of arrangement. In our application, on page 8, I wrote: "In a telephone conversation on April 17, 2002, Mr. Brian Rager he indicated that he and the City Engineer, Mr. Gus Duenas would not require full 1 /2 street improvements at this time, but neither would they accept a non-remonstrance agreement. Instead, they intend to require Mr. Rea to contribute a cash amount equal to the estimated construction cost of improving SW Tigard Street with one-half street improvements, including street widening, curb, gutter, sidewalk, and street lighting, but not including design, financing or administrative costs. The funds contributed would be placed in a special fund, and could only be used to improve SW Tigard Street at some point in the future. This "payment- in-lieu-of-street-improvements" would fulfill the owner's obligation to improve SW Tigard Street." Note that the above description does not include a storm sewer pipe. Further, by "street widening", we were assuming that we would add to the width of the street, not re-construct the existing street out to the center of the street. Based on our understanding of the requirements, the estimated cost for the one-half street improvements, according to Lewis & Van Fleet, was $7376. Mr. Rea is willing pay this amount. Apparently you spoke recently with Kim McMillan, and told her that a half street improvement included replacing the existing asphalt and base all the way to the center of the street, and that the fee-in-lieu-of needed to include the full cost of a 12" storm sewer line. So now the consulting engineer's estimate is $12,705. While this is still less than the City's $22,250 estimate that Matt Scheidegger quoted to me a earlier this week ($250/If x 891f), it is still considerably more than the original consulting engineer's estimate of $7376. Why should the estimate for street improvements include reconstructing the entire street section to the center of the road? And why should the estimate edmuiphyirager-mcmo/i3f$1831(34/0 - Rug 01 02 03: 45p Murphy 19881674 p. 6 Rea Office Building include the full cost of a 12" PVC storm sewer line? Remember, the impact of his development is equivalent to less than one single-family house. Beyond the question of the definition of and cost estimate for a half-street improvement, Mr. Rea did have a few other questions on the mechanics of the "fee-in-lieu-of". 1 . How does Mr. Rea know that the funds he deposits with the City will be used only to improve SW Tigard Street someday in the future? 2. How will the City track this payment over time, so that, if and when a Local Improvement District is formed, the property owner is not assessed again? 3. What if city improves Tigard Street through city funds, at no charge or a reduced charge to other property owners along the street? Will the City reimburse Mr. Rea at that time, with interest? If so, what happens if Mr. Rea no long owns the property at that time -- would he or the current property owner be reimbursed? 4. Can Mr. Rea make installment payments over time, like he could do if he was participating in an LID? If so, would the City charge interest, and if so, at what rate? (I called Craig Prosser a few days ago regarding making installment payments — he said he would talk to you and call me back). 5. Is Tigard Street TIF eligible? If so, he would get a TIE credit if he were constructing the half-street improvement, would he not? Can Mr. Rea get a TIF credit against the amount he has to pay as the "cash-in-lieu-of"? At this point, we have not seen a draft of the decision of our SDR application, we are uncertain as to how much the "fee-in-lieu-of-street-improvements" is going to be, and we are not clear on some of the details of the fee-in-lieu-of method, particularly whether Mr. Rea can pay the amount in installments rather than as a lump sum. Given all of the above, Mr. Rea would like to discuss other options with you, including 1 ). signing a "future improvement guarantee", i.e., an agreement not to remonstrate against a future LID (which was the original request at the pre- application conference stage in February 2002), or 2). just constructing reasonable one-half street improvements at this time. We are eager to come to an agreement on this, so that the decision to approve the Rea Office Building SDR can be issued soon. We should discuss this as soon as possible. Thanks Brian. edmurphy/rager-memo/ e2 7(3%t 2 09/03/2002 12:09 1-503-639-9957 PCS MADE EASY, INC PAGE 01 �:� o ( -. PCEZ.COM ® - Internet Services ANLePCs '. P.O. Box 230365 .��ncerr�.t serv�cee Tigard, Oregon 97281-0365 1Pir a - http://www.pcez.com '~ 1 (503) 639-0828 Tuesday, September 03, 2002 Matt Scheidegger, Assistant Planner City of Tigard—Community Development Department 13125 S.W. Hall Blvd. Tigard, OR 97223 RE: Site Development Review,Conversion of house from residential to office use on 9570 S.W. Tigard Street, 2S102 BA,TL 901 Mr. Scheidegger; As per our verbal agreement with you and Brian Rager at out meeting of August 12, 2002, 1 agree to pay a fee in-lieu-of street improvements in the amount of$14,200.00,and an fee in- lieu-of undergrounding the overhead utilities in the amount of$2448.00. Sincerely, ' .,/ ----)272-------- Ken Rea, President PCEZ.COM t'' •'Ington County,Oregon 2003-11 4479 RETURN RECORDED DO 3NT TO: 2003 10:16:39 AM �G ' CITY HALL RECORDS DEI-mt.TMENT, u Cnt■1 Stool RICORDS1 CITY OF TIGARD $10.00$8.00$11.00•Total•$32,00 13125 SW Hall Blvd. Tigard,OR 97223 00381484200301144790030039 I,Jerry Hanson,Director orAaaeaamerit and Taxation Pt fibtItit i ti4114 WI Iii i4110411%&1R c >.;' t . br•gon,do hereby certify that the within Instrument of writing was received and recorded In the book of J 11'1 ', e'le' 5 2�CZ _O records of said oounty. �� File No. �_ 8 Jerry Jer R.Hannon,Director uselment and Taxation, ,i IIrfl Etiniv Fri AICfICATIOAN McLIb FOR ROAD OR STREET PURPOSES Space above reserved for Washington County Recording information En9.e1, Se/ilerr ken Reel I $0ye/ anti I)red L.mI ar1reish,p as �e does hereby dedicate to the public a perpetual right-of-way for street,road, and utility purposes on,over, across,under, along,and within the following described real property in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the contract purchasers of the property and the property is free of all liens and encumbrances, except for a contract of purchase and sale between Ken Rea, Buyer and Allred Limited Partnership, and George L Engel, sellers dated R,pr;l I$,2000 and recorded as 2 00003©lgin the records of Washington County, 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 2 hA day f A r 1 20 03 / 40 / - Si. 'atu (Buye Signature(Seller) Q. 0- {3ox . 30365 x]5'70 5W Tir(01 SI-, Tax Statement Mailing Address Property Address -",•gard, D2 q -7 281 11. •r■ 0C•• •,-, 17zl3 dilliFoR , _. STATE OF OREGON ) Signature(' r) )ss. q 5 0 LA) �":9`r (s1 S -- County of Washington ) Property Address I14jalf t.) i .6 Q oN 9-7 223 This instrument was acknowledged before me on Zndl / p() (dad by: J)Dt‘9 as R., A 1.1,rec k` h IQ Pig� (ec r`1 e- L- E ig<�e I (name of person(s)). ,:47%. OEJ. SEAL /i f�Q�� t) ARLENE J.PETERSON f G ' - L () =(n = NOTARY PUBLIC-OREGON r) Notary's Signature ( ^:%- COMMISSION NO.351228 r "' MY COMMON FYPIRFC WA/WEIR??7 ?TS My C cimmisciort F, fires: /1-_2. 7- ?__Dots -tk XAccepted on behalf of the City of Tigard this 9 day of, J I) )1 20 63 . City Engineer x ci.mx client files Rea DmICATIONFORR]OHfsl doc tIIMl lIlII llIII 2003-114479 EXHIBIT "A" 7' RIGHT-OF-WAY DEDICATION 9570 S.W. Tigard Street A tract of land containing 621 Square Feet, more or less, being a portion of the Allred Limited Partnership and George L. Engel property as described in Document 2000-30998 of Washington County Deed Records, located within a portion of Lot 58 of "North Tigardville Addition" in the Northeast 1/4 of the Northwest 1/4 of Section 2, Township Two South, Range One West, Willamette Meridian, Washington County, Oregon, being more particularly described as follows: Beginning at the most northerly corner of said Lot 58; thence following the northeasterly line of said Lot 58 (also being the northeasterly right-of-way line of S.W. Tigard Street, South 64°42'31" East a distance of 93.41 feet; thence South 33°10'00" West a distance of 40.38 feet to a 5/8" iron rod with a yellow plastic cap marked "Paris & Assoc. PLS 2264" as set per Washington County Survey No. 24,563, marking the northwesterly corner of the said property described in Document 2000-30998 which is a point on the southwesterly right- of-way line of said S.W. Tigard Street (being 20.00 feet from centerline), the "True Point of Beginning"; thence following the said southwesterly right-f-way line, South 64°42'31" East a distance of 88.66 feet to the northeasterly corner of said property described in Document 2000-30998; thence following the southeasterly line of said property, South 33°10'00" West a distance of 7.07 feet; thence following a line 7.00 southwesterly of and parallel to said southwesterly right-of-way line, North 64°42'31" West a distance of 88.66 feet to a point on the northwesterly line of said property described in Document 2000-30998; thence following said northwesterly line of said property, North 33°10'00" East a distance of 7.07 feet to the "True Point of Beginning". Bearings for this description are based upon Washington County Survey No. 24,563. SUBJECT TO: All easements, restrictions and rights-of-way of record and those common and apparent on the land. Document: 20303 rw F; G€3TERED Date: Wednesday, November 27, 2002 IROFESS!O A AND UR ' Yy • AIM/MAIM i ORE •N JULY 14, 1978 GARY W. HICKMAN 1678 RENEWAL DATE ///;°/03 DATE OF SIGNATURE /L/1-7/DZ- 4 MOST NORTHERLY CORNER OF LOT 58 5644231„ 533y • 7' RIGHT—OF—WAY DEDICATION £ 8 4p 38 o•' by 9570 SW TIGARD STREET �-� �9 TRU `?41' _ LOCATED IN LOT 58 OF NORTH TIGARDVILLE ADDITION 9 Ap1N LOCATED IN THE NE 1/4 OF NW 1/4 OF SECTION 2, T 2 S, R 1 W, W.M., FG/H��pF S CITY OF TIGARD, WASHINGTON COUNTY, OREGON / y T • io = 7' RIGHT-OF-WAY DEDICATION DOC. 90-027559 / ��1�,844 " 5/8" IRON ROD WITH T.L. 900 64. £ S� YELLOW PLASTIC CAP PER ry�"�' gyp 423% �6:611Z0 ��r?�� SURVEY 24,563 ���tf �`O 6i 50 �8 �; .0�° `V DOC. 2000-30998 �� ���, ��� = T.L. 901 �(1h T.L. 100D l>. -0' �� 0 20 GRAPHIC SCALE 160 / \ �� X99 �j ���� �O � o >. ' .9 N �� ■ O ( IN FEET ) im C7 1 inch = 40 ft. _ r REGISTERED — •ROFESS!• A it. ND S, ' :Y• ; C i \fo JOREG.N —We GARY W.HICKMAN c 1878 RENEWAL ME Ok.�36I 03 D1E of SIGNATURE//1' 2'.I0?� CITY OF TIGARD OREGON January 29, 2004 Mr. Ken Rea Douglas Allred & George Engel P.O. Box 230365 9380 S.W. Tigard Avenue Tigard, OR 97281 Tigard, OR 97223 Re: Rea Office Complex - Tigard, Oregon Dear Sirs: According to our records, the Site Development Review approved for your proposed office complex (SDR2002-00008) will expire on March 26, 2004. Please contact Matt Scheidegger in Planning, at 503-639-4171 if you are interested in resubmitting this project. After March 26, all current/previous approvals will be void and the project considered expired. Please do not hesitate to contact me or Matt should you need assistance or have any questions. Sincerely, Sue Ross, Permits Coordinator CITY OF TIGARD cc: Matt Scheidegger File 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 CITY OF TIGARD OREGON March 23, 2004 PCEZ.Com — Internet Service P.O. Box 230365 Tigard, OR 97281-0365 RE: SDR2002-00008 Approval Extension Dear. Mr. Rea: This letter is in response to your request for an extension to the approval period for the Rea Office Building. Based on the information submitted on March 19, 2004 staff has determined that the criteria for approval of an extension have been met. The first 18 months of the Site Development Review approval would have expired on March 26, 2004. The new expiration date will be March 26, 2005. No changes to the approved plans can be made, and construction of the site must commence within the one year extension period. The code does not permit any further extensions. Please feel free to contact me at (503) 639-4171, x2437 if you have any questions on this request. Sincerely, -24-(Vj Mathew Scheidegger Associate Planner i:curpin/mathew/S DR/S DR2002-00008.exten sion.doc c: SDR2002-00008 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • 41i%, PCEZ.COM ® - Internet Services df P.O. Box 230365 Ea ►` ^ PCs 11 Internet Services Tigard, Oregon 97281-0365 ' '` http://www.pcez.com a (503) 639-0828 February 18, 2004 RECEIVED MAR 19 2004 City of Tigard OITY OF TIGA D Sue Ross/Matt Scheidegger $JpJ ,RING 13125 SW Hall Blvd. Tigard, OR 97223 Ms. Ross/Mr. Scheidegger, This is a request for a one year extension for payment for the Rea Office Complex Site Development, 9570 SW Tigard St.. Enclosed please find the required fee in the amount of$205.00. Thank you in advance for your help in this matter. Sincerely, Ken Rea General Manager Encl. 5-6 zoo z -°0008 CITY OF TIGARD 3/22/2004 13125 SW Ha11 Blvd. 9:08:19AM A7,J�f;�� Tigard, Oregon 9 72 23 (503) 63 9-4 17 1 Receipt #: 27200400000000001109 • Date: 03/22/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2002-00008 [LANDUS]Approved Extension 100-0000-438000 205.00 Line Item Total: $205.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount P2" Check PCS MADE EASY INC KJP 10996 In Person 205.00 Payment Total: $205.00 �.a Admit- PCs MADE EASY, INC. WEST COAST BANK 10 9 9 6 1,PCs Services:; P.O.BOX 230365 503-639-0828 TIGARD,OR 97223 �� i , TIGARD,OR 97281-0365 96-8/1232 25 Ill 2/5/2004 • ORDER OF City of Tigard $**205.00 m a Two Hundred Five and 00/100********************************************************** DOLLARS 8 City of Tigard 1 Bus. Tax Dept. 13125 SW Hall Blvd. Tigard, OR 97223 it MEMO -'"" Site Development Extension Fee -Rea Office Co LIP I A NATURE I Page 1 of 1 cReceipt.rpt A CITY OF TIGARD 10/6/2004 13125 SW Hall Blvd. 10:35:12AM //, ;.. Tigard,Oregon 97223 'IL (503) 63 9-417 1 Receipt #: 27200400000000004425 Date: 10/06/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2002-00008 [MISC] Misc Fee 100-0000-451000 14,200.00 Line Item Total: $14,200.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount P, Check PCS MADE EASY,INC CAC 10761 In Person 3,000.00 Check PCS MADE EASY,INC CAC 11118 In Person 3,000.00 Check PCS MADE EASY,INC CAC 10901 In Person 3,000.00 Check PCS MADE EASY,INC CAC 10821 In Person 3,000.00 Check PCS MADE EASY,INC CAC 11521 In Person 2,200.00 Payment Total: $14,200.00 ;\ PCs MADE EASY, INC. WEST COAST BANK 10 7 61 s«. P.O.BOX 230365 503-639-0828 MARC,OR 97223 TIGARD,OR 97281-0365 98-811232 25 .I` 10/31/2003 C m C 0 PAY TO THE City of Tigard $ **3,000.00 W ORDER OF ° Three Thousand and 00/100************************************************************ DOLLARS 8 City of Tigard ve Bus. Tax Dept. U 13125 SW Ha11 Blvd. s Tigard, OR 97223 LL MElulo Oct Reserves t r, AUTHORIZED SIGNATURE i I -b- • ` • cReceipt.rpt PCs MADE EASY, INC. WEST COAST BANK 10 9 O 1 PCs a":,r P.O.BOX 230365 503-639-0828 TIGARD,OR 97223 1 Internet Senior TIGARD,OR 97281-0365 96-8/1232 25 lk -1; 44 i 12/29/2003 A PAY ORDER OF City of Tigard $ **3,000.00 Three Thousand and 00/100************************************************************ DOLLARS LT City of Tigard Bus. Tax Dept. 13125 SW Hall Blvd. Tigard, OR 97223 _ --'- MEMO1_^ / Dec. Reserves / AUTHOR]D SIGNATURE , ° PCs MADE EASY, INC. WEST COAST BANK -e0 tnPCsse1i0.y' P.O.BOX 230365 503-639-0828 TIGARD,OR 97223 11118 TIGARD,OR 97281-0365 96-8/1232 25 -T° 46 , 3/29/2004 • PAY TO THE City of Tigard $ **3,000.00 ORDER OF Three Thousand and 00/100************************************************************ DOLLARS City of Tigard Bus. Tax Dept. 13125 SW Hall Blvd. Tigard, OR 97223 �-%' MEMO April. Reserves '1, AUTHORIZED NATURE c it I' • 4-47.... o 115 21 PCS MADE EASY, INC. WASHINGTON MUTUAL BANK Pr's NV Q TIGARD TOWNE SQUARE Internet Services P.O. BOX 230365 503-639-0828 TIGARD,OR 97224 ior -1/4 -r-c. g TIGARD, OR 97281-0365 19-7076-3250 10/6/2004 a PAY TO THE ORDER OF City of Tigard $**2,200.00 2 Two Thousand Two Hundred and 00/100************************************************* 8 DOLLARS City of Tigard - Bus. Tax Dept. 13125 SW Hall Blvd. Tigard, OR 97223 MEMO I� �l PCs MADE EASY, INC. WEST COAST BANK PCs E;,, , P.O.BOX 230365 503-639-0828 TIGARD,OR 97223 1 0821 1 Internet Services TIGARD,OR 97281-0365 96-8/1232 25 11/30/2003 I. f PAY TO THE ORDER OF City of Tigard $ **3,000.00 ,i Three Thousand and 00/100************************************************************ DOLLARS - City of Tigard Ii Bus. Tax Dept. 13125 SW Hall Blvd. ■ Tigard, OR 97223 1 MEMO � Nov. Reserves /// t✓'� AUTHORIZED SIGNATURE ° r Conditions Associated With 11/4/2004 9:15:25AM TIDEMARK Case #: SDR2002-00008 COMPUTER SYSTEMS. INC Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PROVIDE A 4-FOOT-WIDE WALKWAY None Met 11/4/2004 MAS 11/4/2004 MAS 1. Submit a plan showing a 4-foot wide walkway to be separated from the access isle by a minimum of 6-inch vertical separation(curbed)or a minimum 3-foot horizontal separation.The walkway shall not cross the accessway greater than 36 feet. 1 WALKWAY: HARD SURFACE MATERIAL None ,- 11/4/2004 MAS 11/4/2004 MAS 2. Show the proposed walkway constructed with a hard surface material. 1 SCREEN PARKING AREA W/SHRUBBERY None allbt 11/4/2004 MAS 11/4/2004 MAS 3. Provide a mix of low lying and vertical shrubbery along the northern property line in order to effectively screen the parking area from view. 1 MIXED SOLID WASTE&RECYCLABLES None NOT MET MAS 11/4/2004 MAS 4. Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. As of 11/04/04 this is not met. (MS) 1 PROVIDE A 2-STALL BICYCLE RACK None NOT MET MAS 11/4/2004 MAS 5. Provide a plan that shows a 2-stall bicycle rack designed according to Section 18.765.050.C.of the Tigard Development Code. The applicant's plans dated 10-19-04 do not address the bicycle rack design section of the code. The plans did not include the design of the bike rack,and a directional sign is needed pointing to the rack. (via.Matt Scheidegger) 1 BICYCLE PKNG.DIRECTIONAL SIGNS None NOT MET MAS 9/24/2002 PLL 6. Provide a plan showing directional signs indicating the location of the bicycle parking structure. 1 SUBMIT A DETAILED LIGHTING PLAN None AIM 11/4/2004 MAS 11/4/2004 MAS 7. Provide a detailed lighting plan for the exterior of the proposed development. 1 TIGARD STREET R-O-W DEDICATION None Met 7/7/2003 KSM 7/7/2003 KSM 8. Prior to issuance of a site permit,additional right-of-way shall be dedicated to the Public along the frontage of Tigard Street to increase the right-of-way to 27 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. 1 FUTURE TIGARD ST.IMPRVMNTS.FEE None Met 10/19/2004 KSM 10/19/2004 KSM 9. Prior to issuance of a site permit,the applicant shall pay funds to the City in the amount of$14,200.00 for the future construction of a half-street improvement in Tigard Street adjacent to the frontage of the subject site. 1 UNDERGROUND OVERHEAD UTILITY LIN None Met 10/19/2004 KSM 10/19/2004 KSM 10. The applicant shall either place the existing overhead utility lines along SW Tigard Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be$ 2,448.00 and it shall be paid prior to issuance of the site permit. 1 PROVIDE ON-SITE H2O QUAL.FACILITY None NOT MET BDR 9/24/2002 PLL 11. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 H2O QUAL.FACILITY DESIGN ENGINEER None NOT MET BDR 9/24/2002 PLL 12. To ensure compliance with Clean Water Services design and construction standards,the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages,and at completion of the construction. Prior to final building inspection,the design engineer shall provide the City of Tigard(Inspection Supervisor)with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins,Building Division. Page 1 of 1 CaseConditions..rpt „ALA April 6, 2005 CITY OF TIGARD Ken Rea OREGON P.O. Box 230365 Tigard OR 97281 Dear Mr. Rea: This letter is to inform you of land use expiration for the following project previously approved by the city of Tigard: REA Office Building SDR 2002-00008 Expiration Date 3-26-2005 Since this land use approval has expired, any future development will be required to make new application. Should you have any questions regarding this expiration or requirements for filing a new land use application please contact the Matt Schiedegger at 639-4171 . Thank you. Sincerely, ,F-e-CIO Sue Ross, Permits Coordinator /sr cc: Matt Schiedegger 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772